March 2026
Real Estate Review • Market Outlook
February Market Recap
2nd Slowest February on RecordSnow, Ice & a Historic Slowdown
February 2026 will go into the record books as the second slowest February on record, with only 18 homes going under contract during the month. The only February that ranked lower was 2013, which recorded just 17 contracts — a month defined by the lingering aftermath of Hurricane Sandy. This February's near-record slowdown was driven by a different force: repeated bouts of snow and harsh winter weather that kept buyers off the island and sellers holding off on listing.
On the listing side, the 47 new listings that did come to market were on pace with previous years — a sign that seller intent remains intact. That activity allowed inventory to grow by a net 19 properties during the month, a healthy build heading into the spring selling season.
A Historically Slow Start to 2026
Zooming out to the full year-to-date picture, the slow February compounds what was already a quiet January. Through the first two months of 2026, only 40 homes have gone under contract island-wide — the second fewest on record to start a year. The only slower start was again 2013, when just 30 properties were contracted through the same period in the wake of Sandy.
Closings, Pricing & the Cash Trend
Of the homes that did close, pricing discipline held firm. The close-to-list ratio came in at 97.17% — essentially in line with the 12-month trailing average of 97.37%. Sellers are holding their ground and buyers are meeting them there. The market may be slow in volume, but it is not soft in price.
Perhaps the most notable data point from early 2026 closings: 24 of the 45 homes that have closed were purchased with cash — more than half. This continues a trend we have been tracking closely, as cash transactions have been slowly but steadily gaining ground over financed purchases in recent years. Whether driven by wealth migration, second-home buyers, or investor activity, the cash buyer is increasingly the buyer on LBI.
Despite the historically quiet start, the fundamentals beneath the surface remain solid — pricing has held firm and the listing pipeline is building steadily. All eyes now turn to March and April. If weather cooperates and the delayed supply hits the market as expected, spring 2026 could see a sharp and rapid acceleration in activity.
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March Outlook
Buyer Market Outlook
The spring market is shifting into gear. This past week alone, 17 new listings hit the LBI market — the highest single-week count we have seen since July 2025. From everything we are tracking, this momentum should continue building throughout March as the pipeline of sellers who have been waiting finally comes to market.
For buyers, the next 60 days may represent the greatest opportunity of the year from a sheer inventory standpoint. Last year, LBI inventory peaked on May 12th — and shortly after, it declined sharply as sellers pulled listings to use their homes for the summer or converted them to seasonal rentals.
While we may not reach last year's peak of 147 active listings, we expect numbers to climb into at least the 120s over the next couple of months. If you are serious about buying, the next 60 days may be your best opportunity until September.
Appropriately priced homes are still moving extremely fast — often within days of hitting the market. If you are planning to buy this spring, you need to be ready to act immediately. Pre-approval in hand, priorities clear, and decision-making process short. We can quickly provide you with the numbers you need to make a decisive decision.
Seller Market Outlook
We are entering the prime listing window of the spring season. The winter storms that slowed activity in January and February created a significant pocket of pent-up buyer demand — qualified, motivated buyers who have been waiting for the right home to come to market. That demand is now looking for inventory to absorb it, and the timing for sellers could not be better.
Through January and February of last year, 80 homes went under contract on LBI. This year, that number is just 40. That gap represents real buyers who are ready to move — and as new listings arrive, they will.
Last year, March through May accounted for approximately 25% of the entire year's sales. With the slow start to 2026, there is a compelling case that this spring window could represent 30% — and possibly pushing 35% — of this year's total sales volume. That could make this the single best time to list your home of the entire year.
The cash buyer trend adds another layer of opportunity. Cash transactions are at an all-time high as a share of LBI closings, and cash buyers move with conviction and speed. For sellers with a properly priced, well-presented home, it is entirely realistic to have a deal at the closing table in under 30 days — with none of the financing contingency risk that slows traditional transactions.
The combination of pent-up buyer demand, historically low inventory, a surging cash buyer pool, and a compressed spring window creates a rare alignment. For sellers who are ready, this is one of the best times of the year to list your home.
