September 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.
August Recap
Get the latest LBI real estate market trends in under 2 minutes with our Market Minute series.
August LBI Market Recap: Fall Market Momentum Builds
August marked the transition into Long Beach Island’s busy fall selling season, and the numbers reflect that shift. While overall closings slowed compared to July, buyer activity picked up, with 37 homes going under contract — a clear sign that demand is building as fresh inventory comes online.
Inventory on the Rise
As expected for this time of year, inventory began to grow in August:
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55 new listings hit the market
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Active inventory climbed to 134 homes, up from 116 at the end of July
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6 listings expired, canceled, or withdrawn
This steady rise in available homes mirrors the typical seasonal pattern. Last year, inventory peaked in mid-October, and early signs suggest we’re on a similar trajectory in 2025.
Price & Value Trends
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Average sold price per square foot (closings): $993
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Average price per square foot (active inventory): $1,210
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Average sale-to-list ratio: 96.3%
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Highest sale-to-list: 108.2%
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Lowest sale-to-list: 81.4%
📉 The $217/sq ft gap highlights two key dynamics:
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The difference between what buyers are paying and what many sellers are still asking.
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The continued popularity of entry-level homes, which often trade at a lower price per square foot compared to newer, higher-end homes that dominate the active inventory.
Market Dynamics
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Median days on market (closings): 76.5
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Average days on market (closings): 69
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Average days on market (active inventory): 95.5
⚡ Homes priced to sell are moving quickly, while overpriced listings are missing the initial surge of buyer attention and lingering well past the 90-day mark.
September Outlook
🛒 Buyers: The Largest Buying Season of the Year is Underway
The Fall Buying Season is officially underway, and inventory is building. But the dynamics vary greatly by price point—and understanding where you stand can make all the difference.
As of September 9th, there are 134 active homes on the market, the largest total since May. If recent history is any sign, inventory could continue to rise significantly—last year we peaked at 186 homes in mid-October. More listings mean more opportunities, but also more competition for well-priced homes.
What to Expect by Price Range:
$1M–$2M:
Inventory is slim, and demand is extremely high. Multiple-offer situations are common, with several homes already closing for 20%+ over asking. Buyers in this range need to be ready to act quickly and aggressively.$2M–$3M:
This tier offers a bit more breathing room, with more selection and slightly longer timelines. Still, the best-priced homes attract immediate attention and move quickly. Serious buyers should stay proactive.$3M+:
Sellers in this range have a tendency to “shoot for the stars” and overlist, as wider spreads and fewer comparables make pricing more uncertain. Generally, buyers have more time to shop here. However, in a savvy and competitive market, a well-priced luxury home will be recognized—and acted on—very quickly. Being decisive in those situations is key.
Market Dynamics:
This time of year, homes priced to sell often go under contract within days. Overpriced homes miss the initial buzz and risk sitting until winter, when sellers are forced to reduce or pull listings altogether.
The Bottom Line:
While inventory is growing, the fall season moves fast—and competition is fiercest in the entry-level ranges. Buyers who are prepared, strategic, and decisive will have the best shot at securing their home before the fall market peaks.
🔑 We also have access to off-market properties not found on public sites. Contact us to join our buyer list and gain early access to exclusive opportunities.
🏠 Sellers: The Fall Market is in Full Swing — But Time is Short
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 September 9th, there are 134 active listings on the market—the highest total since May—and that number is expected to continue climbing. More listings mean more competition, making it crucial to position your property correctly from the start.
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.
Demand in the $1M–$2M range is especially strong, with very few options available and a large buyer pool waiting for the right property. If you’re considering selling in this range, bidding wars are highly likely.
The Bottom Line:
From now until mid-November, the market is at its busiest and most competitive. If your home is well-prepared and priced appropriately, buyer demand is there to generate strong offers—especially at the entry-level price points where competition is fierce.
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.
📍 109 Centre Street, Beach Haven
Holly Haven House: Iconic Victorian Coastal Living
Just Listed Today! This property presents a rare investment opportunity — Holly Haven House possesses the unique ability to generate
positive year-over-year cash flow, something seen in less than 5% of properties on Long Beach Island.
Offered at $2,875,000, this stately Victorian-era gem in historic Beach Haven invites you into refined, spacious living with timeless charm and expansive accommodations.
Property Highlights
- 8 bedrooms, 5 baths across 2,734 sq ft of character-rich living space
- Built in 1890, showcasing enduring architectural pedigree
- Situated on a ~5,898 sq ft lot
- Ideally positioned in the heart of Beach Haven, just a stone’s throw from the beach, shops, restaurants, and family entertainment
Outdoor & Lifestyle Perks
- Embraced by the charm of Beach Haven’s Historic District, the home exudes a Norman-Rockwell aesthetic with its inviting façade and classic appeal
- Perfectly designed for multi-generational living or rental potential, offering flexibility as a large family home or income-generating property
Location
Nestled in Beach Haven, at the southern tip of Long Beach Island, this home blends serene coastal living with unparalleled walkability to restaurants, amusements, and scenic shoreline.
🏡 Quick Snapshot
| Price | $2,875,000 |
| Bedrooms / Bathrooms | 8 beds, 5 baths |
| Square Footage | 2,734 sq ft |
| Year Built | 1890 |
| Lot Size | ~5,898 sq ft |
| Notable Features | Victorian charm, central walkability, rare positive cash flow potential, multi-generational use |
| Neighborhood | Historic District, central Beach Haven, steps from beach and amenities |
🆕 Newest Listings
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 dream home on Long Beach Island.
