What's Happening on LBI
Despite a forecast that wasn't doing us any favors, the island was absolutely jamming all Memorial Day weekend. Restaurants packed, bars busy, and a real buzz around town from open to close. And with the way the calendar fell this year, we picked up an extra week inside the unofficial summer window — a real gift before things shift into full peak gear.
Got out to a few spots over the weekend, and Dock and Claw was the standout — as it usually is. They've quietly built one of the most creative and consistently delicious menus on the island, and this visit was no exception. Not sure if I was just craving seafood or what, but the swordfish skewers were ridiculously good — already counting down the days until I can go back for them. I also still can't seem to leave without an ear of their street corn.
On the new business front, three openings worth knowing about. Shakes Pilates Studio opened to packed classes from day one. Yoga Bohemia in Harvey Cedars also opened to packed sessions right out of the gate — clearly some pent-up demand for that kind of space up north. And in Barnegat Light, well-known island photographer Ann Coen just opened North Gallery in the old Twig Nest and Bloom building, featuring local art and gifts.
A bit of fun news on the literary front: LBI Book Swap has been nominated for Best Independent Bookstore in the country in USA Today's 10Best Readers' Choice Awards — the only New Jersey shop to make the list. Voting is open through June 1, once per day. If you've ever ducked into the Book Swap on a rainy beach day, this one's worth a click. Cast your vote here.
One more piece of island news: the building site in Harvey Cedars where HC House was originally set to go has been officially approved to become housing.
For this weekend's events, music, and everything going on around the island, keep an eye out for our Friday newsletter. And one to put on the calendar:
Your LBI Weekend Rundown
Our weekly weekend lifestyle digest officially kicks back off June 19th — one quick Friday morning read with everything happening on the island heading into the weekend. If you're on our newsletter list, it'll land in your inbox automatically.
With the spring market officially behind us, we wanted to put some real numbers behind what we saw. We pulled every house that went under contract on LBI between January 1 and May 27 for the past 10 years (excluding land sales) — and 2026 came in at the bottom of the list.
LBI Homes Under Contract — Jan 1 to May 27
10-Year Comparison · Excludes Land Sales
The first half of the year got off to a slow start and never recovered — finishing at the lowest contract count on MLS record for LBI, going back to 2000.
At 135 contracts through May 27, 2026 came in nearly 20% below 2025's 167. Not only is that a 10-year low — it's the lowest first-half count on MLS record, going back to when records began in 2000.
Over the same window, we pulled every new listing on LBI by listing entry date (all statuses included) — and the supply-side picture looks very different from the demand-side one.
New LBI Listings — Jan 1 to May 27
10-Year Comparison · All Statuses
At 221 new listings, 2026 came in essentially flat with 2025 (224), 2024 (219), and 2023 (226). Supply hasn't dried up — sellers listed at the same pace they have for the past four years. The constraint was on the demand side. The homes were there. Buyers just weren't pulling the trigger.
To see where the buyer pullback hit hardest, look at the contract drop by price bracket, year over year.
Contracts by Price Bracket — 2025 vs. 2026
Jan 1 – May 27 · Year Over Year
| Price Bracket | 2025 | 2026 | Change |
|---|---|---|---|
| Under $1M | 27 | 13 | −51.9% |
| $1M – $2M | 65 | 53 | −18.5% |
| $2M – $3M | 49 | 37 | −24.5% |
| $3M – $4M | 16 | 16 | 0.0% |
| Over $4M | 12 | 17 | +41.7% |
| Total | 169 | 136 | −19.5% |
Despite prices continuing to rise year over year, we saw a significant drop in contract activity for everything $3M and under — the brackets that make up the bulk of LBI inventory. The sub-$1M segment was cut nearly in half. The $1–2M bracket fell almost 20%. The $2–3M bracket dropped about a quarter. Coupled with completely flat activity in the $3–4M range, the data validates what buyers were telling us all spring: this was the most overpriced segment of the market, and the volume drop reflects it.
The lone bright spot was the $4M+ luxury segment, which actually grew 42% year over year. This is where the supply/demand dynamic of new construction is most visible — high-end product is being built and absorbed at a real pace, even as the rest of the market contracts. It also validates a trend we've been watching for a few years: the steady emergence of a wealthier buyer pool on LBI. At the top of the market, scarcity drives activity, and unique high-end product is still finding willing buyers.
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Spray Beach · Long Beach Island
Oversized Lot with Pool, One Block from the Ocean
24 E 21st Street, Long Beach Township
Offered at $2,449,000, this Spray Beach property pairs two things the LBI market almost never delivers together at this price point: an oversized 60' x 100' lot and a home that's in good shape to live in or rent right now. The existing 4-bedroom is fully furnished with central air, a wood-burning fireplace, a heated saltwater pool, and a three-year rental history of fully booked summers. One block to the ocean, one block to the bay, and one block to Spray Beach Yacht Club Marina. Approved plans for a substantially larger home — pre-REAL legislation — convey with the sale, adding a long-term redevelopment lane on top of everything the property already does.
Property Highlights
What makes this property genuinely rare is the combination. At this price point on LBI, you almost always have to pick one or the other: a tear-down on a great lot, or a move-in-ready home on a small lot. This property is one of the few that hits both — an oversized 60' x 100' parcel that's increasingly hard to find in Spray Beach, paired with a home that's in good enough shape to live in or rent the day you close.
The short-term math works because the pool and existing layout already do the heavy lifting — three consecutive summers fully booked in a market where rentals like this are at a premium. The long-term math works because oversized lots in this stretch of the island don't come up often, and when they do, they tend to move quickly. A buyer here gets to enjoy the home now, collect rental income on the side, and hold the option to build their dream house one day on a 60' x 100' canvas in one of Spray Beach's most desirable pockets.
Quick Snapshot
| Price | $2,449,000 |
| Bedrooms / Bathrooms | 4 beds · 2 full / 1 half bath |
| Square Footage | 1,800 sq ft |
| Year Built | 1955 |
| Location | Spray Beach · Long Beach Township |
| Lot Size | 6,000 sq ft (60' x 100') |
| Property Type | Single-Family · Oceanside, R-50 Multi-Family Zoning |
| Pool | In-ground · Heated · Saltwater |
| Parking | 2-space driveway |
Courtesy of Freeman & Company Real Estate
The Guarino Team
The Island's Fastest-Growing Real Estate Team
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