September 16, 2026
LBI Weekly Report
What's happening around LBI and in the market, including the largest sale of 2026 to date.
Local summer is officially here. The traffic lights are off across the entire north end, and the south end will follow after the Chowder Cook-Off. Warm water, open roads, and the island settling into one of the best times of year to be here.
Another sign of the season: beach driving is open in Holgate, with more towns opening up in the weeks ahead. If you're planning to get out there, our 4x4 beach driving guide covers every ramp, permit, and air pump on the island.
Last weekend was another reminder that LBI stays busy well beyond Labor Day. Ship Bottom Day at the Bay and Ship Bottom Brewery's Oktoberfest in Beach Haven both drew strong crowds, and parts of the island, especially Beach Haven, felt more like a summer weekend than the offseason.
October is still busy, too. The Chowder Cook-Off, Kite Festival, and Ship Bottom Trunk or Treat are all on the calendar, so there's plenty happening before the island really begins to quiet down.
One schedule change to know about: Jetty's Clam Jam has been postponed, so cross that one off the weekend calendar for now.
There's also a paddle out for Ron DiMenna, founder of Ron Jon Surf Shop, who passed away at 88. Ron Jon opened its first store right here in Ship Bottom in 1961 before growing into one of the biggest names in surf retail. This weekend, the local surf community will come together to honor him with a paddle out. Details are in the event post.
With the season changing, we put together an LBI Offseason Guide built around an interactive map of what stays open year-round: restaurants, bars, places to watch football, happy hours, and more. We'll keep updating it throughout the offseason as businesses adjust their hours.
Explore the LBI Offseason Guide →
The weekly report took a backseat to our monthly report last week, so this issue covers two weeks of market activity, September 2 through September 15. Every address in the tables below is clickable and links to the full listing and photos.
Went Under Contract
September 2 – 15
| Address | List Price | Days | Built Last 4 Yrs |
|---|---|---|---|
| 78 Bayview Ave, Loveladies | $3,879,000 | 0 | – |
| 1201 West Ave, Beach Haven | $3,100,000 | 18 | – |
| 409 3rd St, Beach Haven | $2,750,000 | 62 | – |
| 706 S Bay Ave, Beach Haven | $2,649,000 | 214 | – |
| 4 W Sumner Ave, Brant Beach | $2,349,000 | 37 | ✓ |
| 54-E Long Beach Blvd, Loveladies | $2,300,000 | 12 | – |
| 103 E 86th St #A, Brighton Beach | $2,299,999 | 134 | ✓ |
| 16 N 9th St, Surf City | $2,200,000 | 22 | – |
| 2404 Bayview Ave, Barnegat Light | $2,149,000 | 31 | – |
| 103 E Lillie Ave U-B, Beach Haven Park | $1,950,000 | 76 | – |
| 8200 Beach Ave, Brighton Beach | $1,949,999 | 24 | ✓ |
| 415 N Bay Ave #3, Beach Haven | $1,795,000 | 183 | ✓ |
| 415 N Bay Ave #2, Beach Haven | $1,795,000 | 182 | ✓ |
| 602 Broadway, Barnegat Light | $1,349,000 | 7 | – |
| 2013 N Central Ave, Surf City | $1,249,999 | 7 | – |
| 108 E 20th St, Ship Bottom | $1,150,000 | 0 | – |
| 20 W 87th St, Brighton Beach | $1,099,000 | 299 | – |
| 112 E 21st St, Ship Bottom | $949,000 | 14 | – |
78 Bayview Ave, Loveladies · $3,879,000 · The priciest contract of the stretch
Eighteen homes went under contract over the two-week stretch, with activity on both ends of the days-on-market spectrum. Several moved quickly: 108 E 20th St found a buyer the day it listed, 602 Broadway and 2013 N Central Ave each took seven days, and 54-E Long Beach Blvd took twelve.
Older inventory moved as well. 20 W 87th St went under contract after 299 days, 706 S Bay Ave after 214, the two condo units at 415 N Bay Ave after roughly six months, and 103 E 86th St after 134 days. That's a meaningful amount of long-running inventory finding buyers in a short stretch and another sign that fall activity is extending beyond only the newest listings.
Closed Sales
September 2 – 15
| Address | Original List | Sold | Days to Contract |
|---|---|---|---|
| 17 C Long Beach Blvd, Loveladies | $10,875,000 | $11,550,000 | 7 |
| 11 W 51st St, Brant Beach | $4,395,000 | $4,800,000 | 4 |
| 24 E 21st, Spray Beach | $2,449,000 | $2,498,000 | 8 |
| 7403 Ocean Blvd, Harvey Cedars | $2,499,000 | $2,420,000 | 39 |
| 9 W 22nd St, Barnegat Light | $2,100,000 | $2,000,000 | 2 |
| 118 W Delaware, Beach Haven Terrace | $2,100,000 | $1,995,000 | 7 |
| 803 N Atlantic Ave, Beach Haven | $1,775,000 | $1,775,000 | 18 |
| 101 W 17th, North Beach Haven | $1,575,000 | $1,600,000 | 8 |
| 121 W Selfridge Ave, Brant Beach | $1,479,000 | $1,425,000 | 15 |
| Total Volume | $30,063,000 |
17 C Long Beach Blvd, Loveladies · Listed at $10,875,000 · Closed at $11,550,000, the largest LBI sale of 2026 to date
The largest LBI sale of 2026 to date closed during this stretch, and finished $675,000 over asking. 17 C Long Beach Blvd in Loveladies listed at $10,875,000, went under contract in seven days, and closed at $11,550,000.
It wasn't the only sale above asking. Four of the nine closings finished above their original list price: 11 W 51st St closed $405,000 over after going under contract in four days, 24 E 21st closed $49,000 over, and 101 W 17th closed $25,000 over. 803 N Atlantic Ave sold at full asking price, while the remaining four sales closed below their original list price.
The strongest over-ask results came at the top of the market. The two largest sales of the stretch both closed well above asking, showing how quickly competition can build when the right higher-end property comes to market.
With two weeks covered in one issue, the comparison below uses the same September 2 to 15 window in both years.
These Two Weeks vs the Same Stretch Last Year
September 2 – 15
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Under Contract | 18 | 18 | Even |
| Closed Sales | 9 | 25 | −64% |
| Closed Volume | $30.1M | $65.1M | −54% |
| New Listings | 34 | 19 | +15 |
| Active Inventory | 126 | 122 | +4 |
Closings were well behind last year's unusually active mid-September stretch, but contracts matched 2025 exactly. At the same time, 34 new listings came to market, 15 more than during the same period last year. Fall inventory is building quickly.
Year to Date
January 1 – September 15
| Metric | 2026 | 2025 | Change |
|---|---|---|---|
| Closed Sales | 227 | 283 | −20% |
| Closed Volume | $552M | $631M | −13% |
| Average Sale Price | $2,432,980 | $2,228,917 | +9% |
| Median Sale Price | $2,000,000 | $1,925,000 | +4% |
| Sold to List Price | 97.1% | 96.9% | +0.2 pts |
| Days to Contract (Median) | 81 | 95 | −14 days |
Three weeks ago, we noted that buyers were actively touring homes in the small windows between rentals and that the next question was whether that activity would turn into contracts. Over the past two weeks, 18 homes went under contract, the largest sale of the year closed $675,000 over asking, four of nine closings finished above their original list price, and several long-running listings found buyers.
Inventory is building at the same time. Thirty-four new listings came to market in two weeks, the busiest stretch since spring, and active inventory now sits slightly above the same point last year. Buyers have more options heading into fall, while sellers have more competition.
The results continue to reinforce the importance of pricing. Well-positioned homes can still attract immediate interest, while listings that start above the market often take longer to find their buyer.
The fall market is underway: 18 contracts and 34 new listings in two weeks, with activity ranging from long-running inventory finally moving to the largest sale of the year.
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 timeshares and duplicate listings
Every address in the report is clickable. Select any listing to see the full details and photos.
| Price Range | Active | Avg Days | Med Days |
|---|---|---|---|
| Under $1M | 5 | 43 | 13 |
| $1M to $2M | 32 | 62 | 34 |
| $2M to $3M | 32 | 130 | 79 |
| $3M to $4M | 39 | 78 | 54 |
| $4M+ | 18 | 116 | 90 |
| Address | Price | Days | Neighborhood |
|---|---|---|---|
| 6 E 35th Street #B | $964,999 | 5 | Brant Beach |
| 6204 Long Beach Blvd | $1,199,000 | 0 | Brant Beach |
| 342 N 7th St | $1,495,000 | 4 | Surf City |
| 500 N Bay Ave #C | $1,590,000 | 4 | Beach Haven |
| 121 W New Jersey Ave | $1,749,000 | 5 | Beach Haven Terrace |
| 267 N 13th St | $1,799,000 | 4 | Surf City |
| 6 W Jerome Ave | $1,999,999 | 1 | Beach Haven Park |
| 256 W 10th St | $2,400,000 | 4 | Ship Bottom |
| 58 Adrian Rd | $2,550,000 | 5 | High Bar Harbor |
| 48 11th St N #48 | $3,099,000 | 0 | Surf City |
| 215 Ocean Ave | $3,999,000 | 6 | Beach Haven |
| 162 D Long Beach Blvd | $4,250,000 | 4 | Loveladies |
Surf City added three new listings this week and now has 18 active listings, the most of any area on the island.
38 of the 126 active listings have been on the market longer than 100 days.
| Address | Price | Days |
|---|---|---|
| 17 C Long Beach Blvd | $11,550,000 | 7 |
| 11 W 51st St | $4,800,000 | 4 |
| 24 E 21st | $2,498,000 | 8 |
| 9 W 22nd St | $2,000,000 | 2 |
| 118 W Delaware | $1,995,000 | 7 |
| 803 N Atlantic Ave | $1,775,000 | 18 |
| 101 W 17th | $1,600,000 | 8 |
| 121 W Selfridge Ave | $1,425,000 | 15 |
| Address | Price | Days |
|---|---|---|
| 409 3rd St | $2,750,000 | 62 |
| 54-E Long Beach Blvd | $2,300,000 | 12 |
| 16 N 9th St | $2,200,000 | 22 |
| 415 N Bay Ave #3 | $1,795,000 | 183 |
| 602 Broadway | $1,349,000 | 7 |
| 2013 N Central Ave | $1,249,999 | 7 |
| 112 E 21st St | $949,000 | 14 |
Source: Bright MLS via our LBI transactions database. Active inventory is de-duplicated by address. Listings without a recorded subdivision are grouped by municipality. Days on market are measured from the listing entry date; days to contract are measured from the listing date to the contract date.
58 Adrian Road, High Bar Harbor. Lagoonfront with 51 feet of frontage, a private dock, and unobstructed southwest views across Barnegat Bay.
Lagoonfront in High Bar Harbor with Open Bay Views
58 Adrian Road · High Bar Harbor
$2,550,000
This renovated lagoonfront home in High Bar Harbor sits on an oversized lot angled toward sweeping southwest views across Barnegat Bay. The 2023 renovation added vaulted ceilings, exposed beams, walls of windows, and a new kitchen within an open, single-level layout. All four bedrooms and three full baths are on the main level.
Outside, the property has roughly 51 feet of water frontage with a private dock, a heated saltwater pool, and an outdoor bar. From the lagoon, there's quick boat access to Barnegat Inlet and the Atlantic. The oversized southwest-facing lot also gives a future owner the option to enjoy the home as it is today or consider a custom build down the road. Fee simple, no HOA, and minutes from Barnegat Lighthouse and Viking Village.
Listing courtesy of Freeman & Company Real Estate
Search Properties
Every active listing on LBI, plus the newest homes to hit the market.
The Guarino Team
With Gratitude
We're grateful for every buyer, seller, and family who has trusted us to be part of their LBI story. Rankings like these only happen because of the people we get to work with. Thank you.
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