Long Beach Island Homes for Sale
Search every home for sale on Long Beach Island, from Barnegat Light to Holgate, with local insight from a team that works exclusively on LBI.
Buying on LBI
Long Beach Island Real Estate
Long Beach Island real estate ranges from studio condos under $400,000 to oceanfront estates selling for more than $10 million. But price is only part of the equation. Location, beach access, lot size, elevation, rental potential, town regulations, and even which side of a street you're on can make a meaningful difference.
The Guarino Team is LBI's top-producing buyer's team*, working exclusively on Long Beach Island. We built this page to make searching LBI homes for sale easier, with current listings, neighborhood information, local market context, and the details that aren't always obvious from an online listing.
If a home catches your attention, send it our way. We're happy to give you our read on the property, the price, and how it compares with the rest of the LBI market. And if there's something we don't immediately know, we'll get you the answer.
*Based on Bright MLS buyer-side transaction data through Q3 2026.
LBI Buyer's Agents
Search Homes
New LBI Listings
See the newest homes for sale on Long Beach Island as they hit the market.
Thinking about LBI as an investment?
We model rental income, ownership costs, financing, and long-term returns for the properties you’re considering, so you see the full financial picture before you commit a dollar.
- Rental Income
- Ownership Costs
- Financing Scenarios
- Long-Term Returns
- LBI vs. the Stock Market
LBI Homes by Price
Browse Long Beach Island homes for sale by budget, from condos and smaller beach homes to new construction and luxury waterfront properties.
The starting price for a property on Long Beach Island (LBI) is $400,000 for a studio condo. When looking for a property under $1,000,000 on the island, you’ll primarily find one to three-bedroom condos, townhomes, or units in multi-family homes and on occasion, a single family ranch. It’s important to note that the land value for a 50×100 lot begins at $800,000, therefore, it’s crucial to check if the property is in good condition as often times single families in this price range will be offered primarily for its land value as a teardown property.
This is the price range for finding a single-family home for sale on LBI. A typical starter home is often an original ranch, raised ranch, Cape Cod, or duplex built between the 1950s and 1970s. These homes may or may not be elevated on pilings or blocks, which affects both the flood risk and the home’s potential future value. It’s also important to consider whether the property is situated on a smaller lot or in a less desirable location, such as along Long Beach Boulevard or adjacent to commercial spaces.
This price range is a good starting point for finding a raised single-family home for sale on LBI. Options may include a raised ranch, raised Cape Cod, or older contemporary homes built on pilings from the 1980s to early 2000s. Being elevated above the base flood elevation will help minimize your flood risk and reduce your flood insurance premium. In this price range, it is possible to find a move-in-ready home, sometimes even newer, located on the bayside or midblock. However, homes closer to the beach or those with larger lot sizes often tend to be older and may have minimal updates.
View All Raised Single Families →
The starting price range for a new construction home on Long Beach Island is typically based on an average size of 2,200 to 2,800 square feet, situated on either an undersized or conforming lot. These homes generally feature a swimming pool and are located either oceanside or bayside. In addition to new constructions, you can also find well-maintained contemporary homes built between the 1990s and 2000s, as well as entry-level waterfront properties, including oceanfront, bayfront, and lagoonfront homes.
View All Mid-Levels →
If you are in search of a luxury home for sale on LBI this is the starting price range to consider. You can expect to find larger homes (2,800 sqft or more) that are either new or recently built, situated on conforming 50×100 or oversized lots located oceanside or on the ocean block. These homes typically feature high-end finishes, expansive backyard packages, and, in some cases, water views. Additionally, you can expect to find mid-level and above lagoonfront homes, as well as oceanfront or bayfront properties that do not require major renovations.
View All High-End Homes →
This category features the majority of luxury homes for sale on LBI. There are a variety of options available, ranging from mid-level oceanfront and bayfront properties to some of the most stunning estates along the entire Jersey Shore. If being waterfront is not a priority, spending between $4,000,000 and $5,000,000 opens up several other possibilities. These homes are located on both the southern end and the private tracts of the northern end of the island. They typically offer over 4,000 square feet of living space, expansive backyards, and, in many cases, water views.
View All Luxury Homes →
Island Map
Tap or hover a section to explore
This region blends peaceful beach towns with LBI's most vibrant hub. Beach Haven anchors the area with dining and attractions, while surrounding neighborhoods offer strong rentals and easy access. Holgate finishes the stretch with a quieter, residential feel.
LBI's year round hub, with walkable streets, everyday amenities, and easy access on and off the island. The bridge landing makes this the most convenient pocket on LBI for full time owners and second homeowners alike.
The island's most peaceful and seasonal area, with larger lots, wide dunes, limited commercial activity, and a strong focus on privacy and luxury living. Loveladies in particular commands some of the island's highest price points.
*Beach Haven Corridor is made up of North Beach Haven, Haven Beach, Spray Beach, The Dunes, Peahala Park, Beach Haven Terrace, Brighton Beach, Beach Haven Park, Beach Haven Gardens & Beach Haven Crest
LBI Homes by Town & Neighborhood
Search homes for sale across Long Beach Island's towns and neighborhoods.
LBI Homes by Town & Neighborhood
Search homes for sale across Long Beach Island's towns and neighborhoods.
Learn the Neighborhoods
Eighteen miles, twenty distinct neighborhoods, each with its own character and market.
Or pick a neighborhood, north to south
LBI Homes by Location
Search Long Beach Island real estate from oceanfront to bayfront and everything in between.
Location Categories
What the location terms in LBI listings actually mean.
Interested in learning more about oceanfronts?
Oceanfront homes on LBI work differently than the rest of the island. Frontage, CAFRA approvals, flood insurance, and the dunes all shape what a property is worth and what you can do with it. Here’s what to know before you buy.
- Market & Pricing
- Lot Sizes
- CAFRA & Building
- Flood Insurance
- Dunes & Views
LBI Homes by Property Type
Find the right fit, from single family homes and multi family properties to new construction and more.
The majority of properties on the island are single-family homes, which typically make up 70% or more of the active real estate inventory. Pricing generally starts around $1,000,000 and can climb as high as $10,000,000+ for the island’s most premier estates. You’ll occasionally find single-family homes priced below the $1M mark, but these are typically situated on undersized lots and are often offered primarily for their land value as teardown properties.
View All Single-Family Homes →On average, multi-family residences typically represent less than 10% of the total housing inventory at any given time. The most common configuration is an up-and-down duplex, which usually features a 2-bedroom, 1-bathroom (2/1) or 3-bedroom, 1-bathroom (3/1) layout on each floor. Side-by-side multi-family homes are becoming increasingly common as builders look to stretch profits on each lot, though they’re only permitted in Long Beach Township, Beach Haven, and Barnegat Light. You’ll also occasionally find triplexes and quadplexes available for sale.
View All Multi-Family Homes →
Condos offer the most affordable options for a property on LBI, starting at $400,000 for a studio and $500,000 for a one-bedroom. Several traditional condominium complexes on the island have 10+ units, while many smaller associations comprise four units or less — these are typically found in the form of houses that have been divided into several units. Beach Haven has the most condos out of any town on the island and features both oceanfront and bayfront options.
View All Condos →For buyers looking to build their own homes, it’s important to know that most of the land available on Long Beach Island consists of older homes rather than vacant plots. This is because buyers commonly purchase these older properties with the intention of demolishing them to build anew. As a result, many older single-family homes aren’t listed under the land category, even though their pricing often reflects the potential for teardown and new construction.
The market for purchasing land on LBI is highly competitive, attracting end users, investors, and builders alike — which means many of the most desirable properties never reach the open market. As one of the island’s highest-transacting teams, we have off-market access and direct relationships with the area’s most active builders. If you’re interested in purchasing land on LBI, we’d love to talk through how we can help.
View All Land →
New construction homes are becoming increasingly common on LBI as more builders have flooded the island and homes built in the early-to-mid 1900s reach the end of their lifespan. New construction single-family homes on LBI typically start in the $3,000,000 range. If that price point is out of reach, new side-by-side duplex units offer a more accessible entry — these typically feature 4+ bedrooms per side and start around $2,300,000.
View All New Construction →Lowest Priced LBI Homes
Browse LBI homes for sale from lowest to highest price, including condos, smaller beach homes, and other entry points into the Long Beach Island market.
Highest Priced LBI Homes
Browse Long Beach Island's highest priced homes currently for sale, including oceanfront, bayfront, new construction, and luxury properties.
Understand the LBI Market
We break down the numbers every week and every month, so you always know what's happening on the island and what it means for you.
The Weekly Report
This week on LBI: market activity, emerging trends, new listings, and featured properties across the island.
View This Week's ReportThe Monthly Market Report
A full recap of the previous month and projections for the months ahead, covering pricing, inventory, and where the market is going.
View the Monthly ReportSubscribe to Market Updates and get every report straight to your inbox.
A Family Rooted in Long Beach Island
The Guarino Team is a family real estate team at Freeman & Company focused exclusively on Long Beach Island.
Founded by Vince Guarino and joined by his sons, Drew and Beau, the team combines years of local market experience with detailed pricing analysis, investment modeling, and hands-on service.
Since 2025, the Guarino Team has represented more buyers in LBI transactions than any other team on the island.
More importantly, we're local advisors first. We believe good representation means giving clients the same information and advice we would want if we were buying the home ourselves, and treating the people we work with like family long after closing.
Learn More About the Guarino Team →
Buying a Home on LBI? Here’s How We Help.
Every search starts with a conversation about what you’re looking for, how you plan to use the home, and what matters most to you.
No pressure. Just local advice, real market data, and help when you need it.
How We Help LBI Buyers
- Off-market opportunitiesEarly looks at properties before they reach the market, along with private opportunities that may never appear online.
- Investment & scenario analysisRental projections, ownership costs, financing scenarios, and potential long-term returns modeled for the properties you're considering.
- Proprietary LBI market dataOur database tracks Long Beach Island sales and market activity so pricing conversations are based on actual numbers, not guesswork.
- Offer strategy & negotiationEvery offer is built around comparable sales, current competition, market conditions, and the specific circumstances surrounding the property.
- Private showings & toursWe coordinate showings around your schedule and can structure tours across multiple LBI towns and neighborhoods.
- Support after closingContractors, rental setup, local recommendations, or just a question about the house six months later. We're still a call away.
*Ranked #1 among LBI buyer’s teams in both number of transactions and sales volume. Based on Bright MLS data through Q3 2026.
Long Beach Island’s Highest-Transacted Real Estate Office
In 2026, the Freeman Group and the Guarino Team joined together to form Freeman & Company.
The idea was straightforward: combine two established LBI teams into a smaller, locally focused brokerage with the resources, experience, and market knowledge to provide a better real estate experience.
Today, Freeman & Company is the highest-transacted real estate office on Long Beach Island while remaining intentionally small, with eight agents and offices in Harvey Cedars and Beach Haven.
The Guarino Team is proud to be a founding part of the firm.
What Our Clients Say
Drew takes you on as family and does everything possible to make your dream come true. He patiently and expertly guided us for over 1.5 years... With their expert knowledge of LBI and their connections beyond, you can’t go wrong. If you want a team that treats you like family and not a client, the Guarino Team is for you.
From our initial meeting to listing our property, to our first open house the very next day, to the multiple offers received within 2 days of listing... closing one month after listing. 3 other units in my HOA were on the market for 6–10 months. Drew made it happen in 48 hours!!
I have worked with a lot of realtors and Drew exceeded my expectations. He knows the island inside and out, is very patient, thoughtful and responsive... He is the best agent and the best in Beach Haven. Thank you Drew for making the process seamless and for helping us find our dream beach home.
Ready When You Are.
If you’re looking at homes on Long Beach Island and want a local read on a property, neighborhood, or price, call or text us at 609.467.4061 or send us an email.
We have offices on both ends of the island.
Long Beach Island Real Estate FAQ
Straight answers to the questions we hear most from people buying homes on LBI. And if you're looking at a specific property and don't know the answer to something, that's part of what we're here for. We'll check the town rules, property records, rental requirements, flood information, or whatever else we need to get you an answer.
How much do homes cost on Long Beach Island?
LBI real estate covers a wide range. Studio condos can start around $400,000, while newer oceanfront and bayfront homes can sell for well over $10 million.
Prices can change significantly based on the town, distance to the beach or bay, lot size, elevation, age and condition of the home, views, rental potential, and whether the property is new construction.
For current pricing, inventory, and recent sales, see our monthly LBI Real Estate Market Report.
What are the best towns to buy a home on LBI?
There really isn't one best town. It depends on how you plan to use the house.
Barnegat Light, Loveladies, and Harvey Cedars offer a quieter north-end feel. Surf City and Ship Bottom are more central and convenient. Beach Haven and the surrounding neighborhoods put you closer to restaurants, shops, and attractions. Other sections of Long Beach Township can offer a more residential setting while still keeping you close to everything.
We spend a lot of time with buyers figuring this part out before focusing on individual homes. Once we know how you plan to use the house, we can usually narrow the island down pretty quickly.
What towns are on Long Beach Island?
Long Beach Island includes six municipalities: Barnegat Light, Harvey Cedars, Surf City, Ship Bottom, Beach Haven, and Long Beach Township.
Long Beach Township covers much of the island and includes neighborhoods such as Loveladies, North Beach, Brant Beach, Beach Haven Crest, Haven Beach, The Dunes, Beach Haven Terrace, Spray Beach, and Holgate.
Each municipality has its own building regulations, rental requirements, taxes, beach access rules, and local ordinances. If you're considering a particular home, we'll help you determine which rules apply to that property rather than leaving you to sort through multiple town websites yourself.
Can I rent out a home I buy on LBI?
In many cases, yes. Vacation rentals are a major part of the Long Beach Island real estate market.
Most rental income is generated during the summer, but performance can vary significantly based on the neighborhood, number of bedrooms, condition, amenities, beach access, pool, views, and proximity to restaurants and attractions.
Each LBI municipality has its own rental registration requirements and local rules, and those requirements can change. If you're looking at a home as an investment or partial rental property, we'll help you determine the applicable rules, pull available rental history, estimate income, and model the expected ownership costs before you buy.
What are the short-term rental requirements on Long Beach Island?
Rental requirements depend on where the property is located. LBI is governed by several different municipalities, and each can have its own registration process, inspections, fees, occupancy rules, and other requirements.
You don't need to figure all of that out before looking at homes. If you're considering a property, we'll identify the municipality, check the current rental requirements, and help you get the information you need before making a decision.
How much rental income can an LBI home generate?
There isn't a reliable island-wide number because two homes only a few streets apart can perform very differently.
Bedrooms, location, beach access, condition, pool, views, outdoor space, parking, and proximity to attractions all matter. The number of weeks you plan to rent also changes the equation.
For investment-minded buyers, we can build a property-specific rental analysis using available rental history, comparable rentals, expected expenses, financing, and different occupancy scenarios.
Are there condos on Long Beach Island?
Yes. Condos are most common in areas such as Ship Bottom and Beach Haven, although availability varies by municipality and neighborhood.
Condos can offer a lower entry price into the LBI market, but buyers should also consider association fees, rental restrictions, insurance, reserves, and what is included in the unit's ownership.
If you're considering one, we'll review the condo documents and available property information with you and help identify the questions that need to be answered during the transaction.
Are there timeshares on Long Beach Island?
Yes, although they come on the market much less frequently than traditional homes and condos.
If you're specifically looking for a timeshare or fractional ownership opportunity on LBI, let us know and we can keep an eye on what becomes available.
What is the difference between oceanfront, oceanblock, and oceanside on LBI?
An oceanfront home sits directly along the Atlantic Ocean.
An oceanblock home is on the first block from the beach, with no streets to cross before reaching the ocean.
Oceanside generally refers to properties east of Long Beach Boulevard.
On the other side of the island, bayfront means directly on Barnegat Bay, bayblock describes homes close to the bay without a major street between them and the water, and bayside refers more broadly to properties west of Long Beach Boulevard.
These location differences can have a meaningful impact on value, rental demand, views, and beach access, so they're something we look at closely when comparing homes.
Do all homes on LBI have beach access?
Not necessarily in the same way.
Beach access can vary by municipality, neighborhood, and sometimes by the individual property. This is particularly important in parts of the north end, where some homes have deeded beach access and others may use a different nearby access point.
It isn't always obvious from an online listing. Beach access is one of the details we look at when assessing a home's location and value, and we'll verify the situation for any property you're considering.
Is all of Long Beach Island in a flood zone?
Every property on LBI is within a FEMA-designated flood zone, but the specific flood zone, required elevation, and actual elevation of the structure vary from property to property.
Those differences can affect insurance, renovation plans, financing, and long-term ownership costs.
When we're evaluating a home, we can help locate available elevation and flood information and point you toward the right insurance or property professionals when additional answers are needed.
How much is flood insurance on an LBI home?
There isn't one standard cost.
Flood insurance can vary based on the home's elevation, flood zone, construction, coverage, and other property-specific factors. Two nearby homes can have very different insurance costs.
Before buying, we recommend getting an actual quote for the property rather than relying on an estimate. If you need one, we'll help you connect with a local insurance professional and get the information needed for the quote.
What are property taxes like on Long Beach Island?
Property taxes vary by municipality and by property.
The listing will generally show the current tax amount, but taxes are only one part of the carrying cost of owning an LBI home. Insurance, flood insurance, utilities, maintenance, financing, and rental-related expenses can all matter as well.
When buyers want a complete picture, we can model the expected annual cost of owning a specific property rather than looking at the purchase price alone.
Can I renovate or rebuild a home on LBI?
Often, but what you can do depends heavily on the property.
Lot coverage, setbacks, height, flood elevation, dune restrictions, zoning, existing nonconformities, and municipal building rules can all affect a renovation or new construction project.
If you're considering a home because of its redevelopment potential, tell us early. We'll help gather the available zoning and property information and, when needed, connect you with local architects, builders, engineers, or municipal officials who can give you a definitive answer.
Can I tear down an existing LBI home and build new construction?
Potentially. A property's lot size, zoning, setbacks, flood requirements, building envelope, and existing conditions all need to be considered.
A teardown can look attractive based on the asking price but make less sense once construction costs and site limitations are included.
For buyers considering this route, we can help analyze the land value, likely construction budget, finished-home value, and rental potential before you commit to the property.
Is new construction worth buying on LBI?
It can be, depending on what you value and how the home is priced.
New construction can offer modern layouts, higher elevations, newer systems, pools, elevators, and less immediate maintenance. The tradeoff is usually a higher purchase price.
We compare new construction with recent land sales, construction costs, resale homes, and nearby completed sales so you can see what you're actually paying for the finished product.
Can I buy an LBI home that isn't listed online?
Sometimes.
Some Long Beach Island homes sell privately, while others are shared with potential buyers before they officially reach the MLS.
Because our team works exclusively on LBI, we regularly hear about owners considering a sale and homes that may become available. Not every off-market lead turns into a transaction, but it gives our buyers another way to search beyond the properties already listed online.
When is the best time of year to buy a home on LBI?
There isn't one month that is always the best time to buy.
Inventory, competition, pricing, and seller motivation change throughout the year. Spring and fall typically bring additional listings, while summer gives buyers a chance to experience the island when it is busiest. The offseason can also create opportunities with homes that did not sell during the summer.
Rather than waiting for a particular month, we generally recommend watching the market and being ready when the right property and price line up.
Is LBI real estate a good investment?
That depends on the individual property, purchase price, financing, rental income, expenses, and how long you plan to own it.
We don't assume every LBI property is a good investment simply because it's on the island. For buyers who care about the numbers, we can evaluate rental income, annual carrying costs, comparable sales, different financing scenarios, and potential long-term returns before you make an offer.
How competitive is the LBI real estate market?
It changes throughout the year and by price range.
Some well-priced homes can attract immediate interest, while other properties remain available long enough for buyers to negotiate. Looking only at island-wide statistics can hide those differences.
We track new listings, contracts, price reductions, recent closings, and comparable sales so we can tell you what is happening around the specific property you're considering.
Do I need a buyer's agent to buy a home on LBI?
You aren't required to use a buyer's agent, but the listing agent represents the seller.
A buyer's agent represents your side of the transaction, including evaluating comparable sales, assessing value, planning an offer, negotiating terms, and helping manage inspections, attorney review, and the closing process.
Before touring homes, buyers sign a written agreement outlining the relationship, services, and compensation. We explain all of that upfront.
What should I look for before buying a home on LBI?
Beyond the house itself, we look closely at location, beach access, flood elevation, lot size, zoning, taxes, insurance, rental history, nearby development, condition, resale potential, and recent comparable sales.
Every property is a little different. If something comes up that we don't immediately have the answer to, we'll track it down. Our job isn't just to show you the house. It's to help you understand what you're buying.
How do I search LBI homes by neighborhood, price, or location?
Use the search tools on this page to browse Long Beach Island homes for sale by new listings, price range, town, neighborhood, and location.
You can also search specifically for LBI oceanfront homes, oceanblock homes, oceanside homes, bayfront homes, bayblock homes, bayside homes, and lagoonfront homes.
Every search includes active listings across the LBI market, not just properties listed by our team.
I have a question about a specific LBI property. Can you look into it?
Absolutely.
Send us the address and what you're trying to figure out. Whether it's rental rules, flood elevation, beach access, zoning, sales history, rental history, taxes, building potential, or something else, we'll either get you the answer or connect you with the right local professional who can.
Call or text the Guarino Team at 609.467.4061.
