What's Happening on LBI
The beach concerts on Fridays and Sundays have been such a great addition and, in my opinion, one of the many ways the island lifestyle has improved in recent years.
Friday nights on the beach are a great way to kick off the weekend, while the Sunday daytime concerts are something completely different. There's just something about catching live music with your toes in the sand in the middle of a beach day. Both take place at 68th Street Beach in Brant Beach and are an easy, fun addition to a day or night on the island.
You've got two more weeks to catch them. Friday, September 4 is the final Friday show, and Sunday, September 6 is the last Sunday concert.
Lighthouse Deli doesn't advertise much, doesn't have a huge social media presence, and the signage isn't exactly going to grab your attention driving by. But I've been there a handful of times over the past two years, enough to confidently say it's an excellent option.
Finding a good salad with protein on the island at a reasonable price can be surprisingly difficult. Lighthouse nails it. The portions are generous, the prices are fair, the presentation is great, and the staff is always wonderful. My personal favorite is the buffalo chicken salad, but I've tried a few of their sandwiches as well: served on seeded rolls, nicely proportioned, and made with Boar's Head. They're an excellent option too.
And here's something I really appreciate: sometimes when eating out, even food that seems "healthy" can leave you feeling sluggish afterward. Everything at Lighthouse tastes fresh and clean, and you actually feel good after eating there.
One of our in-house writers organized the LBI Book Fest to help create a platform for local writers, and it's happening this Friday at Whittingham Coffee Shop, 10am to 2pm.
There will be book signings, books for sale, and Q&A with the authors. Stop by, meet some local writers, and grab a drink from one of the best coffee shops on the island while you're at it.
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 20 through August 25.
One upgrade before we get into it: every address in the tables below is now clickable. Tap any of them to see the full listing and photos.
Went Under Contract
August 20 – 25
| Address | List Price | Days | Built Last 4 Yrs |
|---|---|---|---|
| 5501 Ocean Blvd, Long Beach Twp | $5,499,999 | 5 | ✓ |
| 4302 S Long Beach Blvd, Long Beach Twp | $3,825,000 | 5 | ✓ |
| 328 N 7th St, Surf City | $3,449,000 | 10 | ✓ |
| 51 N 21st St, Surf City | $3,199,000 | 2 | ✓ |
| 5 Sandy Cove, Long Beach Twp | $1,999,000 | 53 | – |
Five homes went under contract this week, and the pace at the top is the story again. 5501 Ocean Blvd found its buyer five days after listing at $5,499,999, 51 N 21st St took two days, and 4302 S Long Beach Blvd took five. Our Property of the Week from two weeks ago, 328 N 7th St, went under contract in 10 days.
328 N 7th St, Surf City · Listed at $3,449,000 · Under contract in 10 days
Four of the five were built within the last four years. The demand for newer, upscale properties hasn't slowed, and the market keeps absorbing them almost as fast as they arrive.
Closed Sales
August 20 – 25
| Address | Original List | Sold | Days to Contract |
|---|---|---|---|
| 5-A Sunset Blvd, Long Beach Twp | $2,350,000 | $2,000,000 | 38 |
| 25 W Bayberry Dr, Long Beach Twp | $1,999,999 | $1,899,000 | 5 |
| 229 S 2nd St, Surf City | $1,799,000 | $1,799,000 | 9 |
| 510 N Bay Ave #210, Beach Haven | $1,599,999 | $1,250,000 | 93 |
| 24 W Joan Rd U-B, Long Beach Twp | $1,199,000 | $999,000 | 75 |
| Total Volume | $7,947,000 |
The pattern we've been tracking all summer held again. 229 S 2nd St came to market at a fair number, went under contract in nine days, and collected its full $1,799,000 asking price. The other four all closed below their original ask, with discounts running from $100,000 to $350,000.
For perspective on how rare over-ask sales are: of the 210 homes sold on the island this year, only 30 closed above their original asking price. Most homes land at or below the original number. The list price doesn't set the value; it sets how long the trip to fair market value takes.
A quick refresher on how this works: when a home goes under contract or closes, the listing agent enters it into Bright MLS with the date it actually happened, not the date they typed it in. The dates stay accurate, but it means a week we already covered keeps filling in behind us.
Everything below was missing when we pulled our numbers on August 19 and had appeared by the time we pulled again on the 25th. Rather than quietly restate last issue's totals, we list them here in the week they surfaced. They are not counted in the two tables above, and the date column shows when each one actually happened.
Went Under Contract
Happened before August 20, entered this week
| Address | List Price | Days to Contract | Date |
|---|---|---|---|
| 431b Amber Street Unit B, Beach Haven | $2,499,999 | 18 | Aug 16 |
| 1100-A Long Beach Blvd, Long Beach Twp | $2,110,000 | 35 | Aug 19 |
Closed Sales
Happened before August 20, entered this week
| Address | List | Sold | vs List | Date |
|---|---|---|---|---|
| 48 S 1st Street, Surf City | $2,699,000 | $2,612,500 | −3.2% | Aug 14 |
| 16 W 83rd St, Harvey Cedars | $1,829,000 | $1,730,000 | −5.4% | Aug 19 |
| Total Volume | $4,342,500 |
The late arrivals take last issue's contracts from 1 to 3 and its closings from 3 to 5. Worth flagging: 48 S 1st Street found its buyer in 10 days at $2,612,500, another quick Surf City contract in a summer full of them, though it needed a price cut from its original $2,849,000 to get there.
The tables above show everything reported this week. The comparison below uses strict calendar dates on both sides so the two years line up properly.
This Week vs the Same Week Last Year
August 20 – 25
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Under Contract | 5 | 9 | −4 |
| Closed Sales | 5 | 4 | +1 |
| Closed Volume | $7.9M | $11.1M | −28% |
| New Listings | 13 | 10 | +3 |
| Active Inventory | 122 | 123 | −1 |
Thirteen new listings was the busiest listing week in over a month, headlined by 9 W 51st St in Brant Beach debuting at $10,925,000, the second-highest priced home on the island. Sellers are clearly positioning for the fall market.
9 W 51st St, Brant Beach · New to market at $10,925,000
Year to Date
January 1 – August 25
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Closed Sales | 210 | 251 | −16% |
| Closed Volume | $505M | $547M | −8% |
| Average Sale Price | $2,402,635 | $2,180,624 | +10% |
| Median Sale Price | $2,000,000 | $1,901,983 | +5% |
| Sold to List Price | 97.1% | 96.9% | +0.2 pts |
| Days to Contract | 79 | 94 | −15 days |
Heading into Labor Day weekend, the market's rhythm is pretty easy to read. Fewer sales than last year, higher prices, and homes going under contract 15 days faster. Within that, the clearest trend continues to be what's moving quickest: newer construction, priced at fair market value, in walkable neighborhoods.
This week was a good example. Four of the five homes that went under contract were built within the last four years, including our recent Property of the Week at 328 N 7th St, which went under contract in just 10 days. Meanwhile, the two longer-running listings that closed this week sold $350,000 and $200,000 below their original asking prices. The market continues to reward homes priced correctly from the start, while overpriced listings eventually have to work their way back.
One thing we're seeing on the ground that hasn't fully shown up in the numbers yet: buyer activity has picked up significantly. The last two weekends have been extremely busy with showings, as buyers take advantage of the small windows between rentals to get into homes. If that activity converts, we should see it reflected in contract numbers over the next few weeks.
Fall market activity is already underway. Thirteen new listings hit the market this week, including a $10.9 million debut. And while Labor Day signals the end of summer for many, in LBI real estate it marks the beginning of the fall market. As rentals wind down, homes become easier to access, open houses pick up, and buyers have more opportunities to get through properties.
While Labor Day signals the end of summer for many, in LBI real estate it marks the beginning of the fall market.
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
Addresses are now clickable. Tap any listing in the report to see full details and photos.
| Price Range | Active | Avg Days | Med Days |
|---|---|---|---|
| Under $1M | 2 | 30 | 30 |
| $1M to $2M | 32 | 79 | 72 |
| $2M to $3M | 39 | 110 | 73 |
| $3M to $4M | 31 | 107 | 66 |
| $4M+ | 18 | 160 | 126 |
| Address | Price | Days | Neighborhood |
|---|---|---|---|
| 1044-A Long Beach Blvd | $1,450,000 | 1 | Long Beach Township |
| 11 W Essex Ave | $1,799,000 | 5 | Harvey Cedars |
| 5313 Long Beach Blvd | $1,999,000 | 4 | Harvey Cedars |
| 1018-A Long Blvd | $1,999,999 | 4 | North Beach |
| 1014-B Long Beach | $2,400,000 | 3 | North Beach |
| 2 E 28th St #B | $2,499,000 | 5 | Barnegat Light |
| 24 W Carolina Ave | $2,649,000 | 4 | Long Beach Township |
| 14 W South 31st St | $2,850,000 | 0 | Beach Haven Gardens |
| 5407 Long Beach Blvd | $3,100,000 | 1 | Harvey Cedars |
| 51 N 21st St | $3,199,000 | 4 | Surf City |
| 274 N 15th St | $3,499,000 | 1 | Surf City |
| 5501 Ocean Blvd | $5,499,999 | 5 | Brant Beach |
| 9 W 51st St | $10,925,000 | 4 | Brant Beach |
9 W 51st St debuts at $10,925,000, the second-highest priced listing on the island. Two of the thirteen new listings are already under contract.
43 of the 122 active listings have been on the market longer than 100 days.
| Address | Price | Days |
|---|---|---|
| 5-A Sunset Blvd | $2,000,000 | 79 |
| 25 W Bayberry Dr | $1,899,000 | 36 |
| 229 S 2nd St | $1,799,000 | 44 |
| 510 N Bay Ave #210 | $1,250,000 | 148 |
| 24 W Joan Rd U-B | $999,000 | 106 |
| Address | Price | Days |
|---|---|---|
| 5501 Ocean Blvd | $5,499,999 | 5 |
| 4302 S Long Beach Blvd | $3,825,000 | 5 |
| 328 N 7th St | $3,449,000 | 10 |
| 51 N 21st St | $3,199,000 | 2 |
| 5 Sandy Cove | $1,999,000 | 53 |
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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Barnegat Light · Long Beach Island
Oceanblock Living Under the Lighthouse
2 E 28th Street #B · Barnegat Light
Offered at $2,499,000, this oceanblock home in Barnegat Light delivers something increasingly hard to find on the island: real size. With 5 bedrooms, 4.5 baths, and 3,097 square feet of 2024 construction, it's one of the larger like-new homes on the market, and at roughly $807 per square foot it's priced well below the island's typical new-build numbers. The coastal reverse-living layout puts the main living space up top, built on pilings with zoned forced air and central air throughout. And the setting is pure north end: an oceanblock street a short walk from the beach, with the lighthouse, Viking Village, and Barnegat Light's quiet, uncrowded pace all around you.
Property Highlights
Size is the scarcest thing on LBI right now. Most like-new construction falls in the 2,200 to 2,900 square foot range at $1,100+ per square foot. This home offers 3,097 square feet at roughly $807 per foot, making it a compelling option for bigger families, multi-generational buyers, or anyone who doesn't want to sacrifice space for location.
That value also reflects the discount Barnegat Light still carries. It's the farthest point from the bridge and Beach Haven, and the market prices that in. But the town continues to improve, with more restaurants, shops, and things to do each year. Buyers get the lighthouse, Viking Village, the jetty, and some of the island's quietest beaches while paying substantially less per foot than they would farther south.
It's also a true bike town. From this block, you can ride to La Riva, Daymark, Kubel's, Andy's, local shops, and Poppy's. With a 2024 build, you get the character of the north end without the renovation projects that often come with it. For buyers priced out of comparable square footage farther south, this one belongs on the shortlist.
Quick Snapshot
| Price | $2,499,000 |
| Bedrooms / Bathrooms | 5 beds · 4 full / 1 half bath |
| Square Footage | 3,097 sq ft |
| Year Built | 2024 |
| Location | Barnegat Light · Oceanblock (North End) |
| Property Type | Coastal · Reverse Living · 2 Levels |
| Lot Size | 75 x 70 |
| Construction | Piling foundation |
| Systems | Zoned forced air · Central air |
| Price per Sq Ft | $807 · Barnegat Light average is about $1,221 |
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.
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NJ 4-Foot Flood Rule — What It Means for LBI
