What's Happening on LBI
Last week's weather felt like fool's gold — it almost convinced us we were going to get a true spring here on LBI. But that's rarely how it plays out. Spring shows up briefly, teases a bit, then disappears just as quickly. What we're seeing now, and in the 10-day ahead, is more in line with reality. We're still at least a month away from the real seasonal shift towards Summer.
Even with that, the island keeps inching closer to full swing. More businesses have started announcing opening days, which is always a good sign. We have a strong wave of reopenings is on the way:
April 24 — Ferrara's Bakery
May 1 — Bird & Betty's
May 1 — Skipper Dipper
May 1 — Barry's
May 1 — Blue Water Cafe
May 8 — La Riva
LBI Locals
Summer 2026 Contests
Summer Scavenger Hunt
15 tokens hidden across the island before summer. Each tied to a local business prize, plus a cash award and the 2026 champion title.
Best of LBI
20 categories, 85+ local businesses. Let's settle the great island debates. Voting opens in May, winners announced in June.
Name That Bite
A mystery food item posted every Monday this summer. First to name the dish and restaurant wins a $100 gift card.
Make sure you're following along all summer @lbi_locals to be part of everything we have planned. And check out our Friday newsletter for the full rundown of weekend music and events around the island.
The market continues to feel stable overall. We added another 4 properties this past week, bringing total inventory to 125 homes across the island.
On the demand side, we saw 7 homes go under contract, with 5 of them under $2M. That lower to mid-range continues to carry most of the activity in the market right now.
Looking at the broader picture, 73 of the 97 homes sold so far have been under our average list price of roughly $3M. Even more telling, 37 of those sales fall between $1M and $2M, which continues to be the strongest and most active segment on the island.
At the same time, there are still a number of homes on the market that are overpriced relative to current demand. It raises the question of how serious some sellers were in actually participating in this spring market versus simply testing the waters and relisting in the fall.
For buyers who feel like they missed the spring window or aren't seeing anything they love right now, there's a strong case that pricing will look very similar in the fall. We saw enough resistance this spring to support that outlook. While we did see roughly a 5% gap up from fall to spring on many of the homes that closed, there are still plenty of active listings sitting 10% — and in some cases up to 20% — above where the market is currently trading.
Historically, pricing shifts from spring to fall tend to be relatively consistent under normal market conditions. Spring often carries a slight premium (hence the 5% gap up in competitive segments), especially for buyers trying to get in before summer or capture rental income, but those gains don't always hold if the market doesn't fully support them.
Overall, the takeaway is that while the spring market had solid activity, it also created a clear divide between realistically priced homes and those still anchored to aspirational pricing.
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Beach Haven Terrace · Long Beach Island
Oceanfront Duplex in Beach Haven Terrace
142 E Maryland Avenue, Long Beach Township
Offered at $2,695,000, this turn-key oceanfront duplex in Beach Haven Terrace is already on the books for over $150,000 in 2026 rental income with a strong repeat-renter base. Each unit offers 3 bedrooms and 1 full bath across two independent floors, giving buyers real flexibility — run it as a pure investment, live in one side and rent the other at the same time, or use it as a family compound. The upper unit opens to an expansive oceanfront deck, the lower unit has its own private deck tucked into the dunes, and a private beach walkway, outdoor showers, and parking for six round out the setup.
Property Highlights
Two things that rarely come up on LBI: oceanfront duplexes, and oceanfront under $3M. This listing is both. That combination gives you a real path to owning oceanfront while offsetting carrying costs with rental income — and because it's a duplex, you can use one side yourself and rent the other at the same time.
Beach Haven Terrace is also one of the most sought-after neighborhoods on the island. And if the long-term play eventually shifts to a rebuild, the 35×100 oceanfront lot will hold value.
Quick Snapshot
| Price | $2,695,000 |
| Bedrooms / Bathrooms | 6 beds · 2 full baths (3BR/1BA per unit) |
| Square Footage | 1,800 sq ft |
| Year Built | 1965 |
| Location | Beach Haven Terrace · Long Beach Township |
| Lot Size | 35 × 100 (3,500 sq ft) |
| Property Type | Oceanfront Duplex |
| 2026 Rental Income | $150,000+ |
Courtesy of Freeman & Company Real Estate
Birdy's Cafe & Artisan Market: A Hidden Gem on LBI's North End
The Guarino Team
The Island's Fastest-Growing Real Estate Team
We're not just here to open doors — we're here to make sure you walk through the right one.
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.
NJ 4-Foot Flood Rule — What It Means for LBI
