What's Happening on LBI
The Alo surf competition rolled into LBI last weekend and it was really cool to see in person. The beach was packed, the vendor village had a ton of energy, and the whole thing felt part festival, part surf contest.
The only thing that didn't cooperate was the weather. A random summer storm hit the south end and cut the competition short, but even with that, the event delivered.
It's also cool to see events like this getting bigger on LBI. The turnouts keep growing and there just seems to be more going on around the island every year.
A true cocktail lounge with food and drinks is a cool change of pace for the island. Stop in for a round before dinner downstairs at Black Eyed Susans, our Best Craft Cocktails on LBI winner this year, or before heading somewhere else nearby.
On select weekend nights, it turns into more of a nightclub at 9 PM, finally giving the north end a little nightlife.
LBI keeps stretching deeper into the offseason every year, but there are still plenty of favorites that close up after Labor Day. So if there's somewhere you've been meaning to get to all summer, now's the time. Once they close, you're waiting until next May.
Harvey Cedars Shellfish is still on my list. A few others that go quiet after Labor Day are 10 South Martini Bar, the Palm Tree Restaurant, and Polly's Dock.
Whatever is still on your list, you've got a few weekends left.
Congratulations, Smith Family!
The Smiths found the Freeman & Company token in our LBI Summer Scavenger Hunt and won a 4 day, 3 night stay at Driftwood Dreams. How they tracked it down is genuinely impressive. Watch them break it down below.
Every week we run the same numbers so you can follow what's happening in the LBI market in real time. Here's what we saw from August 6 through August 13.
Went Under Contract
August 6 – 13
| Address | List Price | Days | Built Last 4 Yrs |
|---|---|---|---|
| 113 Laguna Ln, Long Beach Twp | $5,499,000 | 42 | ✓ |
| 115 9th St, Beach Haven | $4,599,999 | 1 | ✓ |
| 11 W 51st St, Long Beach Twp | $4,395,000 | 4 | – |
| 132 W Jeanette, Long Beach Twp | $3,499,999 | 27 | ✓ |
| 6b E Colorado Ave, Long Beach Twp | $2,399,000 | 15 | ✓ |
| 9 W 22nd St, Barnegat Light | $2,100,000 | 2 | – |
| 109 E Mac Evoy Lane, Long Beach Twp | $1,799,000 | 120 | – |
| 306 Fifth #B, Beach Haven | $899,900 | 10 | – |
Eight homes went under contract this week, with some pretty quick movement at the top of the market. A $4.6 million Beach Haven home found a buyer in one day, a $4.4 million home went under contract in four days, and a $2.1 million Barnegat Light home took just two.
Five of the eight homes went under contract in 15 days or less, and three were listed above $3.4 million. Also worth noting: half of them were built within the last four years, including the two priciest homes on the list. The trend of increased activity and demand for newer, upscale properties continues, and the market continues to absorb them.
The takeaway is pretty simple: the high end is still moving. Buyers may be selective, but when the right house hits the market at the right price, they're moving quickly.
115 9th St, Beach Haven · Listed at $4,599,999 · Under contract in 1 day
Closed Sales
August 6 – 13
| Address | Original List | Sold | Days |
|---|---|---|---|
| 5308-G Long Beach Blvd, Harvey Cedars | $3,299,000 | $2,800,000 | 154 |
| 340 Kentford Ave, Beach Haven | $1,999,000 | $1,999,000 | 58 |
| 16 Starboard Rd, Long Beach Twp | $2,150,000 | $1,800,000 | 63 |
| 502 Amber Street, Beach Haven | $1,899,999 | $1,750,000 | 53 |
| 123 E 27th St, Ship Bottom | $1,449,000 | $1,235,000 | 108 |
| Total Volume | $9,584,000 |
The five closings this week give us another good look at how much the original asking price matters.
340 Kentford Ave closed at its full $1,999,000 asking price. The other four sales all closed below their original list price, with discounts ranging from about $150,000 to nearly $500,000.
Five sales in the same market and the difference is pretty clear. The home that was priced right from the start got its number. The others ultimately had to adjust.
340 Kentford Ave, Beach Haven · Closed at full asking price, $1,999,000
This Week vs the Same Week Last Year
August 6 – 13
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Under Contract | 8 | 11 | −3 |
| Closed Sales | 5 | 2 | +3 |
| Closed Volume | $9.6M | $5.1M | +88% |
| New Listings | 10 | 10 | Even |
| Active Inventory | 114 | 115 | −1 |
We had a stronger week than the same stretch last year on the closing side, with nearly double the closed volume.
As always, one week is a pretty small sample. The year-to-date numbers give us a much better picture of where the market is actually heading.
Year to Date
January 1 – August 13
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Closed Sales | 194 | 242 | −20% |
| Closed Volume | $470M | $523M | −10% |
| Average Sale Price | $2,422,152 | $2,161,739 | +12% |
| Median Sale Price | $2,025,000 | $1,913,492 | +6% |
| Sold to List Price | 97.1% | 96.9% | +0.2 pts |
| Days to Contract | 80 | 93 | −13 days |
The story this year really hasn't changed. We're seeing fewer sales, but prices continue to move higher.
Closed sales are down 20% from last year, while the average sale price is up 12% and the median is now just over $2 million. Homes are also going under contract 13 days faster than they did last year.
This week was a good example of what that looks like in real life. Eight homes went under contract, including three listed above $3.4 million. Two of those found buyers in four days or less.
At the same time, we continue to see how important pricing is. 340 Kentford came to market at a fair number and ultimately closed at its full $1,999,000 asking price. Four of the other five sales this week closed below their original list price.
For sellers, the takeaway is to get the price right from the beginning. For buyers, it's to be ready when the right property comes along. Good homes that are priced correctly are still moving quickly.
As always, if you have questions about a specific property, what your home may be worth, or what we're seeing in a certain part of the island, reach out anytime.
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Current Inventory by the Numbers
Excludes time shares and duplicate listings
| Price Range | Active | Avg Days | Med Days |
|---|---|---|---|
| Under $1M | 2 | 18 | 18 |
| $1M to $2M | 28 | 87 | 75 |
| $2M to $3M | 38 | 108 | 64 |
| $3M to $4M | 28 | 111 | 60 |
| $4M+ | 18 | 163 | 143 |
| Address | Price | Days | Neighborhood |
|---|---|---|---|
| 9 East 10th Street | $1,795,000 | 5 | Barnegat Light |
| 8200 Beach Ave | $1,949,999 | 0 | Brighton Beach |
| 9 W 22nd St | $2,100,000 | 4 | Barnegat Light |
| 2404 Bayview Ave | $2,149,000 | 5 | Barnegat Light |
| 1120-C Long Beach Blvd | $2,295,000 | 4 | North Beach |
| 328 N 7th St | $3,449,000 | 3 | Surf City |
| 310 Beach Plum Dr | $3,999,000 | 7 | Loveladies |
| 5909 Ocean Blvd | $4,495,000 | 3 | Brant Beach |
| 115 9th St | $4,599,999 | 7 | Beach Haven |
| 1120-D Long Beach Blvd | $5,850,000 | 6 | North Beach |
Two of these new listings are already under contract: 9 W 22nd St and 115 9th St.
| Address | Neighborhood | List Price | Days |
|---|---|---|---|
| 300+ Days · 9 listings | |||
| 301 N Beach Ave | Beach Haven | $2,495,000 | 758 |
| 704 Broadway | Barnegat Light | $2,700,000 | 619 |
| 12 5th St | Barnegat Light | $3,349,900 | 517 |
| 128 Long Beach | Loveladies | $7,495,000 | 464 |
| 41 Holly Dr | Loveladies | $4,899,999 | 374 |
| 1039-B Long Beach Blvd | North Beach | $5,999,000 | 346 |
| 30 W Muriel | Beach Haven Park | $3,595,000 | 342 |
| 110 W South 34th | Beach Haven Gardens | $12,499,000 | 317 |
| 1505 N Atlantic Ave | North Beach Haven | $3,499,000 | 309 |
| 200 to 299 Days · 6 listings | |||
| 5303 S Long Beach Blvd | Holgate | $3,699,000 | 279 |
| 20 W 87th St | Brighton Beach | $1,149,000 | 274 |
| 2313 N Ocean Ave | Surf City | $3,750,000 | 255 |
| 24 Beacon Dr | Loveladies | $4,999,000 | 254 |
| 24 W Mears Ave | Brant Beach | $2,899,000 | 222 |
| 14 E 81st Street | Harvey Cedars | $2,599,000 | 217 |
| 100 to 199 Days · 26 listings | |||
| 706 S Bay Ave | Beach Haven - LEH Yacht | $2,649,000 | 192 |
| 10 E 34th | Brant Beach | $3,095,000 | 189 |
| 10-B Long Beach Blvd. | Loveladies | $5,199,000 | 167 |
| 10-C Long Beach Blvd. | Loveladies | $5,649,000 | 167 |
| 10-D Long Beach Blvd | Loveladies | $5,899,000 | 167 |
| 7800 Ocean Blvd | Beach Haven Crest | $2,299,900 | 167 |
| 162 D Long Beach Blvd | Loveladies | $4,250,000 | 160 |
| 268 N 14th St | Surf City | $1,750,000 | 159 |
| 415 N Bay Ave #2 | Beach Haven | $1,795,000 | 156 |
| 415 N Bay Ave #3 | Beach Haven | $1,795,000 | 156 |
| 415 N Bay Ave #4 | Beach Haven | $1,895,000 | 156 |
| 46 W 80th St | Harvey Cedars | $2,599,999 | 155 |
| 2609 Long Beach Blvd | Long Beach Township | $2,750,000 | 147 |
| 13 Hodgson Ln | Brant Beach | $1,800,000 | 146 |
| 23 Joshua Ave | Holgate | $2,999,999 | 134 |
| 109 E 28th St | Beach Haven Gardens | $1,750,000 | 128 |
| 11 E 30th St | Barnegat Light | $7,995,000 | 126 |
| 2 E 79th St | Harvey Cedars | $3,945,000 | 125 |
| 111 E 22nd St | Ship Bottom | $1,899,999 | 124 |
| 2 E Cumberland Ave | Harvey Cedars | $3,999,999 | 119 |
| 42 W Cape Cod Ln | Peahala Park | $1,850,000 | 117 |
| 2 E 47th St | Brant Beach | $3,495,000 | 117 |
| 8 E Maryland Ave | Beach Haven Terrace | $1,595,000 | 115 |
| 103 E 86th St, Sea Glass Ln #A | Brighton Beach | $2,299,999 | 112 |
| 5000 W Bay Terrace | Holgate | $2,850,000 | 111 |
| 4 W Dune Ln | The Dunes | $4,599,000 | 103 |
41 of the 114 active listings have been on the market longer than 100 days.
| Address | Price | Days |
|---|---|---|
| 5308-G Long Beach Blvd | $2,800,000 | 154 |
| 340 Kentford Ave | $1,999,000 | 58 |
| 16 Starboard Rd | $1,800,000 | 63 |
| 502 Amber Street | $1,750,000 | 53 |
| 123 E 27th St | $1,235,000 | 108 |
| Address | Price | Days |
|---|---|---|
| 113 Laguna Ln | $5,499,000 | 42 |
| 115 9th St | $4,599,999 | 1 |
| 11 W 51st St | $4,395,000 | 4 |
| 132 W Jeanette | $3,499,999 | 27 |
| 6b E Colorado Ave | $2,399,000 | 15 |
| 9 W 22nd St | $2,100,000 | 2 |
| 109 E Mac Evoy Lane | $1,799,000 | 120 |
| 306 Fifth #B | $899,900 | 10 |
Source: Bright MLS via the LBI transactions database. Active inventory de-duplicated on address. Listings with no subdivision recorded are grouped by municipality. Days on market measured from listing entry date. Contracted days measure list date to contract date.
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North Beach Haven · Long Beach Island
Brand New Oceanside Living in North Beach Haven
7 E 19th Street · Long Beach Township
Offered at $3,395,000, this oceanside new construction in North Beach Haven is finished and ready for immediate occupancy, so the buyer who closes this fall is in the house for next summer with time to spare. Across 2,555 square feet, the reverse-living layout delivers 5 bedrooms and 4.5 baths, ocean views from the second-floor deck, and an expansive rooftop deck with panoramic views of both the Atlantic and Barnegat Bay. Outside is where this one separates itself: a resort-style heated saltwater pool anchors the yard, and a ground-level entertaining room features a bar with pass-through service straight out to the pool area. Add an elevator, an attached garage, a gas fireplace, and an included irrigation and landscape package, and the whole package sits moments from the beach and a walk from everything Beach Haven has to offer.
Property Highlights
New construction with a pool in walking distance of Beach Haven is one of the most requested searches we run, and inventory that checks every one of those boxes is thin. This home checks them all and adds the view: the rooftop deck looks at the ocean one way and the bay the other, which very few streets on the island can offer at once.
The other thing that stands out is how well it is set up for actually entertaining. The pass-through bar connecting the ground-level rec room to the pool area turns the whole first level into one indoor-outdoor space, which works just as well for a family summer as it does for a rental calendar. And with the home finished and ready for immediate occupancy, a buyer locks in now and walks into next season with a brand new house, a pool, and Beach Haven at the end of the street.
Quick Snapshot
| Price | $3,395,000 |
| Bedrooms / Bathrooms | 5 beds · 4 full / 1 half bath |
| Square Footage | 2,555 sq ft |
| Year Built | 2026 · New construction, ready for immediate occupancy |
| Location | North Beach Haven · Oceanside (Long Beach Township) |
| Views | Ocean & Bay |
| Property Type | Single Family Detached · Reverse Living · Fee Simple, No HOA |
| Lot Size | 40 x 100 (4,000 sq ft) |
| Pool | Private heated saltwater pool · Resort-style pool area |
| Outdoor | Rooftop deck · Second-floor deck · Outdoor shower · Extensive hardscape · Irrigation & landscape package included |
| Interior | Gas fireplace · Stainless appliances · Tankless water heater · Zoned forced air & central air |
| Extras | Elevator · Ground-level entertaining room with pass-through bar · Attached 1-car garage |
| Parking | Attached garage · Driveway · Off street |
| Annual Taxes | $15,000 estimated · Not yet reassessed on new construction |
| Open House | Sunday, August 16 · 12:00 to 2:00 PM |
Courtesy of Freeman & Company Real Estate
The Guarino Team
Rankings like these only happen because of the buyers, sellers, and families who put their trust in us. To every client who let us be part of their LBI story, thank you.
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
