I was out and about on the island quite a bit this weekend, and it was the busiest it's been since the Fourth of July. That's pretty typical for this time of year, as the stretch from late July into early August is usually peak LBI.

While I was out, I finally got around to checking out a few places I'd been meaning to try. Here's what stood out.

Iron Oak BBQ is tucked away in Schooner's Wharf, about as unassuming as it gets, and that's part of the appeal. If you appreciate good barbecue, it's absolutely worth seeking out.

Finding good barbecue in New Jersey always feels like a challenge, and LBI is no exception. The meats were excellent, the sides were just as impressive, and everything tasted fresh and well executed.

They only offer three sauces, but they cover three completely different styles: a Carolina mustard, an Alabama white, and a classic Kansas City BBQ sauce. All three were solid and paired well with the barbecue, although I was a little surprised there wasn't at least one sauce with some heat. A spicy option would have rounded out the lineup nicely.

I've traded in one vice for another this summer. The carbs came down and the ice cream went up, and I have no complaints about the swap.

Rich's, WooHoo, and Ship Bottom Ice Cream are all making it themselves, and all three are great in their own right. I've had a rotation going between the three of them, which I'd recommend over trying to pick a favorite. There isn't a wrong answer in that group.

Dune 18 delivered as well, and it's one of those restaurants that's hard to describe. The menu jumps from Italian to Asian to American before somehow ending with homemade churros. On paper, it sounds like a lot. Somehow, it all works.

What stood out even more than the food was the hospitality. From the moment I sat down until I left, I was treated like family instead of just another table. It's the kind of service that makes you want to come back.

As for the food, the homemade churros stole the show. They were easily the highlight of the meal and the part I'm still thinking about a few days later. Definitely save room for dessert.

The mid-island has needed a place like this for a long time. Somewhere you can grab a drink, sit outside by the water, and actually want to hang out for a while. The Salt Shack fills that gap perfectly, and I think it's going to become a go-to spot for a lot of people.

The garage is another awesome addition. It's a great setup for watching a game, and I'm already looking forward to spending some football Sundays there this fall.

Beau

Every week we run the same numbers so you can watch the market move in real time. Here is July 23 through 29.

A four bedroom in Long Beach Township, under contract in 12 days. It came to market priced close to fair market value, and that is exactly why it moved. When the number is right, buyers don't wait around.

The common thread is simple: both homes came to market above what buyers were willing to pay. Rose Court corrected publicly with a price reduction before selling, while the Ship Bottom home made that correction at the negotiating table. Different paths, same outcome.

That's been the story in 2026. Of the 179 homes sold so far this year, 68% closed below their final asking price, with a median discount of about $107,500. Meanwhile, 39% of the homes currently on the market have already reduced their price.

The takeaway? Don't let the list price scare you away. In today's market, it's often the starting point of the conversation, not the final number. Homes that sell at or above asking are typically the ones priced correctly from day one.

Fewer transactions across the board. But one week is a small sample. The year-to-date data gives a much clearer picture of what's actually happening beneath the surface.

The headline is that volume is down and prices are up. We are running 23% fewer sales than last year, yet the average sale price is up 13% and the median has climbed 7% to an even $2,000,000, sellers are collecting a higher share of their asking price, and homes are going under contract 13 days faster than they did in 2025. That is not a soft market. That is a thinner market with a firmer floor.

The obvious question is whether new construction is doing the lifting. New builds carry a premium, so if more of them were selling, the averages would rise without the market itself moving. That is not what happened. New construction was 22% of closed sales last year and just 12% this year. Strip it out entirely and the resale median is up 16%, from $1,667,500 to $1,940,000, more than double the all-in figure. The price growth is happening in the existing housing stock, not in the mix.

Where new construction has grown is on the shelf, not at the closing table. 41 of the 119 homes for sale today are new builds, up from 27 of 118 a year ago. A third of the island's inventory is now new construction, at a median asking price of roughly $3.5M. Builders are delivering at the top of the market faster than that end is absorbing it, which is worth watching as we head into fall.

The standing inventory backs that up. There are 119 homes for sale today against 118 this time last year, essentially flat, but they are in better condition. The median listing has been on the market 70 days versus 76 a year ago, and 39% have taken a price cut, down from 47% last July. Fewer sellers are having to chase the market down to find a buyer.

You can see it in this week's two closings. Both were priced above what the market would pay, and both got corrected before they sold. The only real difference was whether the seller made the adjustment or the buyer did. For sellers, that is the entire game right now. For buyers, the opportunity is in the 119 homes still sitting, particularly the ones that have been out there long enough for the conversation to change. Reach out anytime with something specific to your property or your search.

Drew