Week of October 20th
Your weekly snapshot of the LBI market — featured properties, new listings, market trends, and key movements.
A Note from The Guarino Team
Local Summer Comes to a Close
Local summer has officially come to an end, and with it, the island is transitioning fully into the fall season. After a lively stretch of events and warm weekends, LBI now settles into a calmer rhythm.
This weekend, the island’s biggest Halloween celebration kicks off on Saturday, October 25th at Bird & Betty’s, featuring Split Decision with DJ AJ Funk. The party starts at 8 PM with prizes for the best costumes — this is always a crowd favorite.
Last weekend’s Columbus Day marked the unofficial close of the busy restaurant season, as many summer spots wrapped up for the year. That said, dozens of incredible eateries remain open year-round. Be sure to check out our Year-Round Restaurant Guide for the best island dining options that stay open through the winter months. We’ve also included our Football Guide below, featuring all the top places to catch your team this season.
From a real estate standpoint, the shift into late fall is becoming clear. Over the past week, the island saw just 7 new listings and 8 closings, while 9 properties were canceled or withdrawn as sellers begin pulling their listings for winter. Inventory appears to have officially entered its seasonal descent — a trend we typically see continue through the holidays as many homeowners wait to relist in the new year.
We can officially say this fall season has fallen short of expectations from a new listings perspective, with overall activity trending lower than in recent years. The slowdown has kept competition steady across most segments despite fewer transactions taking place week to week.
For buyers, this quieter window can present unique opportunities. If there’s a property you’ve had your eye on that’s been sitting for a while, now may be the time to make an offer. By spring, experts expect mortgage rates to trend lower, which will likely bring increased buyer activity and renewed competition — likely pushing prices even higher.
As always, we’re here to help you navigate these seasonal shifts — whether you’re thinking about buying before the fall market closes or have any questions on the island. Contact us anytime at 609-467-4061.
– Beau, The Guarino Team
What transpired in the past two weeks (10/14 - 10/21)
9 Properties Sold
7 New Listings
8 Cancelled Listing(s)
Change in Inventory:
-10 Homes
🆕 Newest Listings
📍 228 N 14th Street, Surf City
228 N 14th Street — Brand-New Surf City Luxury Build
Welcome to your LBI dream home! This brand-new 2,520 sq ft. residence in Surf City offers the ideal blend of luxury and coastal living—just a short walk from the beach and the town’s finest shops, restaurants, and attractions. Scheduled for completion in December 2025, the home is thoughtfully designed by CWB Architecture and expertly built by Ted Fluehr Builders. Now offered at $2,795,000.
Featuring 5 bedrooms and 3.5 bathrooms—including two primary suites—and a living room on each floor, the layout offers a perfect balance of privacy and gathering space for family and guests. The top floor is the heart of the home, showcasing an open-concept living area with soaring 12-foot ceilings, a designer kitchen, dining space, and a spacious living room with a built-in fireplace clad in Nemo Capri tile with a slat-wood surround.
Property Highlights
- 5 bedrooms, 3.5 bathrooms across 2,520 sq ft. of luxury living space.
- Designed by CWB Architecture and built by Ted Fluehr Builders; completion expected December 2025.
- Two primary suites and dual living rooms—one on each level—ideal for hosting family and guests.
- Open-concept top floor with 12’ ceilings and designer kitchen with SMI Calcutta Dorado quartz, custom cabinetry, and premium Wolf & GE Café appliances.
- 3-stop elevator provides seamless access to all levels.
Quality Craftsmanship & Finishes
- High-performance Andersen 400 Series windows and CertainTeed Cedar Impressions siding.
- Custom trim work and Brentwood Hills hardwood flooring throughout.
- Top-floor primary suite with walk-in closet and spa-like bath featuring custom MSI tile.
- Metal & stone accents on the front façade; epoxy-coated floors in the two-car garage and storage areas.
Outdoor & Lifestyle Perks
- Private backyard oasis with a 10′ × 20′ saltwater in-ground pool and enclosed Lanai room.
- Expansive paver driveway, backyard patio, and outdoor shower.
- Maintenance-forward materials and a Homeowners Warranty for worry-free ownership.
- Short walk to Surf City’s beaches, shops, dining and attractions.
Interested in scheduling a showing before completion? Please contact Drew at 609-467-4061—we’d love to give you a closer look at this exceptional new build.
🏡 Quick Snapshot
| Price | $2,795,000 |
| Bedrooms / Bathrooms | 5 beds, 3.5 baths |
| Square Footage | 2,520 sq ft |
| Builder / Architect | Ted Fluehr Builders / CWB Architecture |
| Completion | December 2025 |
| Notable Features | Two primary suites, dual living rooms, 3-stop elevator, designer finishes, 10’×20’ pool, Lanai room, custom kitchen |
| Neighborhood | Surf City — walkable to beach, bay, dining & local favorites |
Real Estate Blog
Featured Island Guide
Whittingham Coffee House: A Coffee Shop with a Great Community
Whittingham Coffee House is a must-add to your coffee fix this summer. Located in North Beach Haven, Whittingham has some of the best quality coffee you can find on the island with a great staff, welcoming community, and an inviting, cozy sitting area that makes it hard to leave. Whittingham officially opened its doors in summer of 2024. Whittingham Coffee House
The Guarino Real Estate Team
The Island’s Fastest-Growing Real Estate Team, Redefining the Industry Standard
Whether you’re just beginning your search or zeroing in on the perfect property, the next move is connecting with a trusted local expert. With deep knowledge of the Long Beach Island market, The Guarino Team provides everything from accurate property evaluations to expert guidance through offers and negotiations.
We’re here to optimize your LBI home buying process — by combining deep-rooted local expertise, an expansive local network, and an unmatched work ethic with best-in-class technology to enhance home evaluations, return on investment calculations, and negotiation strategies.
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