September 23, 2026
LBI Weekly Report
What's happening around LBI and in the market, including a nor'easter to watch this weekend and the busiest closing week since mid-July.
Photo taken Thursday evening as the weekend storm rolls in
Flooding has already begun on LBI and is expected to worsen this weekend, along with strong winds and rough surf. Move cars to higher ground, avoid flooded roads, and stay safe.
We are around and happy to help.
Once the weather clears, there's plenty to look forward to. We've spent the past few weeks putting together guides for the months ahead:
- Vehicle beach access · Beach driving rules by town, plus a map of the ramps and air pumps.
- Things to do in the offseason · What's open, what to do, and an interactive map of year-round restaurants, bars, and activities.
- Our favorite places to eat off the island · Some great spots worth the drive, including a few closer than you might think.
The Beach Haven Chowder Cook-Off is next weekend. The free Merchant Mart is Saturday, October 3, on the Taylor Avenue waterfront. The Cook-Off Classic follows on Sunday, October 4, from 11 a.m. to 4 p.m. Tickets are $35 in advance or $40 at the gate.
The market update covers September 16 through 23. Every address in the tables below is clickable and links to the full listing and photos.
Twelve homes went under contract this week, two more than during the same week last year. Four were listed at $3.39 million or higher, led by new construction at 2904 S Long Beach Blvd in Holgate, listed for $3,795,000. Two of those four are brand-new builds.
There was activity across a wide range of time on market. 210 N Beach Ave in Beach Haven went under contract after just five days, while 1505 N Atlantic Ave found a buyer after 350. The median home that went under contract this week spent 31 days on the market.
Went Under Contract
September 16 – 23
| Address | Neighborhood | List Price | Days | Built Last 4 Yrs |
|---|---|---|---|---|
| 2904 S Long Beach Blvd | Holgate | $3,795,000 | 74 | ✓ |
| 1505 N Atlantic Ave | Beach Haven Corridor | $3,499,000 | 350 | – |
| 2912 Beach Ave | Beach Haven Corridor | $3,400,000 | 27 | ✓ |
| 321 Liberty Ave | Beach Haven | $3,390,000 | 22 | – |
| 10 W Kirkland Ave | Brant Beach | $2,949,900 | 126 | ✓ |
| 210 N Beach Ave | Beach Haven | $2,699,000 | 5 | – |
| 2015 West Ave | Beach Haven | $2,600,000 | 41 | – |
| 2 E 28th St #B | Barnegat Light | $2,499,000 | 34 | ✓ |
| 226 N 13th St | Surf City | $1,999,990 | 20 | – |
| 112 W Ship Bottom Ave | Ship Bottom | $1,399,000 | 7 | – |
| 310 S West Ave #M | Beach Haven | $899,000 | 20 | – |
| 118 N Bay Ave #2 | Beach Haven | $399,000 | 140 | – |
The 12 contracts represented $29.5 million in list volume. Two homes found buyers within a week, while another had been on the market for nearly a year.
Thirteen homes closed this week for $27.9 million, the most closings in a single week since at least mid-July. The highest-priced sale was 4302 S Long Beach Blvd in Holgate. The 2023 ocean-block home closed for $3,800,000.
4302 S Long Beach Blvd, Holgate · Buyer represented by The Guarino Team · Seller by the Freeman Group at Freeman & Company
Four of the 13 homes sold at or above their final asking prices. The largest amount over ask came at 12204 Old Whaling, which closed for $3,250,000, or $150,000 above its $3,100,000 list price. Sales at 1608 Waverly and 2600 Long Beach Blvd #8 also finished above ask, while 262 N 14th St closed at its asking price.
Closed Sales
September 16 – 23
| Address | Neighborhood | List Price | Sold | Days to Contract |
|---|---|---|---|---|
| 4302 S Long Beach Blvd | Holgate | $3,825,000 | $3,800,000 | 33 |
| 12204 Old Whaling | Beach Haven Corridor | $3,100,000 | $3,250,000 | 113 |
| 262 N 14th St | Surf City | $2,995,000 | $2,995,000 | 91 |
| 2600 Long Beach Blvd #20 | Beach Haven Corridor | $2,500,000 | $2,495,000 | 13 |
| 201 E 18th St | Beach Haven Corridor | $2,199,000 | $2,184,000 | 139 |
| 1100-A Long Beach Blvd | North Beach | $2,110,000 | $1,950,000 | 65 |
| 42 W Cape Cod Ln | Beach Haven Corridor | $1,850,000 | $1,830,000 | 156 |
| 8 E 45th St | Brant Beach | $1,849,000 | $1,803,000 | – |
| 14 W Bayberry Dr | Brant Beach | $1,750,000 | $1,700,000 | 84 |
| 1608 Waverly | Beach Haven Corridor | $1,595,000 | $1,630,000 | 89 |
| 2600 Long Beach Blvd #8 | Beach Haven Corridor | $1,495,000 | $1,525,000 | 63 |
| 17 W Ramapo Ln | Beach Haven Corridor | $1,599,000 | $1,500,000 | 148 |
| 6 W Culver Ave | Beach Haven Corridor | $1,299,000 | $1,200,000 | 104 |
| Total Volume | $27,862,000 |
Eight of the 13 closings were in the Beach Haven Corridor. The median sale price for the week was $1,830,000.
Same Week vs Last Year
September 16 – 23
| Measure | 2025 | 2026 |
|---|---|---|
| Under Contract | 10 | 12 |
| Closed | 6 | 13 |
| Closed Volume | $10.2M | $27.9M |
| New Listings | 18 | 17 |
Year to Date
January 1 – September 23
| Measure | 2025 | 2026 | Change |
|---|---|---|---|
| Under Contract | 309 | 279 | −10% |
| Closed | 289 | 245 | −15% |
| Closed Volume | $641.0M | $586.3M | −9% |
| Average Sale Price | $2,217,935 | $2,393,088 | +8% |
| Median Sale Price | $1,925,000 | $1,999,999 | +4% |
This week brought more contracts and more than twice as many closings as the same week last year. The year-to-date picture is more mixed: fewer homes have gone under contract or closed than in 2025, while the average sale price is up 8% and the median is up 4%.
Fall activity has continued. Twelve homes went under contract this week, and 13 closed, the highest weekly closing count since at least mid-July.
The difference between listings is still striking. Some homes are finding buyers within days, while others are spending months on the market. More than a third of today's active listings have taken a price cut. That makes the asking price, and how it compares with nearby options, especially important this fall.
Buyers are moving quickly on some homes. Others need more time, and often a price adjustment, to find their buyer.
For Buyers
Listings that have been on the market for a while, particularly those with a price reduction, may offer more room for a conversation. The right offer still depends on the property and what comparable homes have sold for.
For Sellers
Buyers are active, including at the upper end of the market. A price that makes sense alongside competing listings gives your home the best chance to attract them early.
As always, if you have questions about a specific property, what your home may be worth, or what we're seeing in a particular part of the island, reach out anytime.
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Current Inventory by the Numbers
Residential and multi-family 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 |
|---|---|---|---|
| 69 Bayview Dr | $5,850,000 | 2 | Loveladies |
| 6 E Sigsbee Ave | $3,500,000 | 0 | Brant Beach |
| 42 N 20th St E | $3,499,999 | 5 | Surf City |
| 121 E Sailboat Ln | $3,499,999 | 5 | Peahala Park |
| 2 E 47th St | $3,350,000 | 0 | Brant Beach |
| 24 W Mears Ave | $2,750,000 | 6 | Brant Beach |
| 210 N Beach Ave | $2,699,000 | 5 | Beach Haven |
| 24 W Carolina Ave | $2,649,000 | 0 | Holgate |
| 242 W 21st St | $2,649,000 | 7 | Ship Bottom |
| 126 E Old Whaling Ln | $2,595,000 | 3 | The Dunes |
| 100 N N. West Ave #9 | $2,475,000 | 0 | Beach Haven |
| 106 Fifth | $2,395,000 | 4 | Beach Haven |
| 205-207 E Amber St | $2,349,000 | 4 | Beach Haven |
| 4 E 52nd St | $1,699,999 | 2 | Brant Beach |
| 270 N 3rd St | $1,460,000 | 6 | Surf City |
| 112 W Ship Bottom Ave | $1,399,000 | 7 | Ship Bottom |
| 6 W 87th St | $1,199,000 | 2 | Brighton Beach |
Surf City leads the island with 21 active listings, the most of any area on the island.
39 of the 127 active listings have been on the market longer than 100 days.
| Address | Price | Days |
|---|---|---|
| 4302 S Long Beach Blvd | $3,800,000 | 33 |
| 12204 Old Whaling | $3,250,000 | 113 |
| 262 N 14th St | $2,995,000 | 91 |
| 2600 Long Beach Blvd #20 | $2,495,000 | 13 |
| 201 E 18th St | $2,184,000 | 139 |
| 1100-A Long Beach Blvd | $1,950,000 | 65 |
| 42 W Cape Cod Ln | $1,830,000 | 156 |
| 8 E 45th St | $1,803,000 | – |
| 14 W Bayberry Dr | $1,700,000 | 84 |
| 1608 Waverly | $1,630,000 | 89 |
| 2600 Long Beach Blvd #8 | $1,525,000 | 63 |
| 17 W Ramapo Ln | $1,500,000 | 148 |
| 6 W Culver Ave | $1,200,000 | 104 |
| Address | Price | Days |
|---|---|---|
| 2904 S Long Beach Blvd | $3,795,000 | 74 |
| 1505 N Atlantic Ave | $3,499,000 | 350 |
| 2912 Beach Ave | $3,400,000 | 27 |
| 321 Liberty Ave | $3,390,000 | 22 |
| 10 W Kirkland Ave | $2,949,900 | 126 |
| 210 N Beach Ave | $2,699,000 | 5 |
| 2015 West Ave | $2,600,000 | 41 |
| 2 E 28th St #B | $2,499,000 | 34 |
| 226 N 13th St | $1,999,990 | 20 |
| 112 W Ship Bottom Ave | $1,399,000 | 7 |
| 310 S West Ave #M | $899,000 | 20 |
| 118 N Bay Ave #2 | $399,000 | 140 |
Source: Bright MLS via our LBI transactions database. Active inventory counts residential and multi-family listings. 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. The closing at 8 E 45th St was entered after the sale; it has no days-on-market figure and is not counted as a new listing.
106 Fifth Street, Beach Haven. Six houses from the beach and a few blocks from downtown, with a rooftop deck and ocean views.
Six Houses from the Beach in the Heart of Beach Haven
106 Fifth Street · Beach Haven
$2,395,000
Six houses from the beach and a few blocks from downtown Beach Haven, 106 Fifth Street is a place where you can park the car and put the keys away. Walk down to the 5th Street Pavilion for sunrise, spend the day at the beach, then head into town for dinner, ice cream, or a night around Beach Haven.
The home was renovated and expanded in 2004, with updated bathrooms and a new kitchen completed in 2025. On the first floor, the open living, dining, and kitchen area leads to a large deck. Three bedrooms and a full bath are also on this level. Upstairs are two more bedrooms, including one with its own bath, plus a covered deck and a rooftop deck with ocean views.
For buyers considering rental income, the location checks several important boxes: five bedrooms, a short walk to the beach, and easy access to downtown and Beach Haven's family attractions. The home also has a full rental history available to review.
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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