February 2026
Long Beach Island • Real Estate Review • Market Outlook
January Market Recap
Winter Weather Slows the LBI Market
January activity across Long Beach Island was heavily influenced by winter weather, which significantly slowed both listing activity and buyer movement throughout the month.
The island saw 31 new listings hit the market in January compared to 35 this time last year, while just 21 homes went under contract versus 36 contracts one year ago. While winter is typically a slower period, this year’s extended stretch of snow and cold created an even more noticeable pause in activity.
For nearly the final two weeks of the month, showings and new listings nearly came to a halt as sellers waited for better conditions to photograph and buyers held off on traveling to the island. Many of these delayed listings are expected to hit the market as weather improves.
Factoring in new listings, contracts, and expirations, the market saw a slight tightening overall. We lost a net total of two homes from inventory during the month and currently sit at just 89 active listings island-wide.
Even with the temporary winter slowdown, underlying demand remains strong and inventory continues to hover near historically low levels. As we move toward spring, the key question will be whether new supply can build fast enough to meet buyer demand — or if another highly competitive season lies ahead.
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.
February Outlook
Buyer Market Outlook
The winter weather put a noticeable dent in buyer activity during the second half of the month, as storms and cold temperatures kept many buyers on the sidelines. It also slowed new inventory, with fewer listings hitting the market in January compared to this time last year. Many sellers are choosing to wait until the snow melts before scheduling photos and going live, ensuring their homes present at their best. As conditions improve, we expect a wave of new listings to follow once the weather breaks.
Cash buyers continue to play a major role across Long Beach Island. Out of the 28 closings so far in 2026, 15 have been cash purchases. This trend is especially pronounced in the $3M+ segment, where more than 70% of transactions are being completed in cash. Homes are closing at roughly 96% of original list price, showing buyers still push back when pricing overshoots.
If seasonal trends hold, we expect a strong wave of $1–2M inventory as we approach spring. This remains the most competitive segment of the market. Our listing at 9 W 79th Street in Harvey Cedars received multiple offers and went under contract over ask in less than a week, reinforcing how quickly well-priced homes in this range move.
Seller Market Outlook
January’s harsh weather delayed many listings, but sellers remain in the sweet spot to list with demand strong and inventory near historic lows.
There is a growing divide between well-priced homes and those that are overpriced. Proper pricing is everything. Well-positioned homes see immediate activity while overpriced listings sit.
Most homes that sell are receiving offers within the first two weeks, often after just one weekend of open houses. Homes that miss this window risk becoming stale as new inventory hits.
Buyers are not chasing discounts — they are focused on value and proper pricing. Sellers who present and price correctly continue to win.
New Listings
Fresh on the Market - the island's newest listings.
Search Properties
Explore curated listings sorted from highest to lowest price.
Highest to Lowest
Lowest to Highest
By Neighborhood
Real Estate Blog
Market insights, buying and selling strategy, and LBI trends.
The Guarino Real Estate Team
The Island’s Fastest-Growing Real Estate Team
Anyone can unlock a door — we unlock opportunity.
We don’t just know the Long Beach Island market. We live it, invest in it, and study it every single day.
From accurate pricing guidance and rental ROI projections to strategic offer structures that win in competitive situations, we help buyers approach the market with clarity and confidence.
With deep local roots, modern valuation technology, and a relentless work ethic, we're redefining what a real estate advisor should be.
Introducing our Investment Analysis!
Provided to all of our clients, our analysis delivers projected year-over-year ROI, long-term investment projections, rental income estimates, closing costs, and more - all dynamically tailored to your situation.
