August recap

August closed out a busy summer on Long Beach Island (LBI) with solid buyer activity and a steady flow of new listings. As the rental season winds down, more homeowners are bringing properties to market, setting up what is traditionally one of the most active periods of the year. Inventory remains limited compared to demand, but the increase in new listings gives buyers more options heading into fall. This recap highlights the numbers behind the market from sales volume and average prices to days on market and new inventory to give you a clear view of where things stand as we transition into September.

By: Matt Cappo
LBI Real Estate Agent | The Van Dyk Group

📱 Cell: 609-496-1423
☎️ Office: 609-492-1511
✉️ mcappo@vandykgroup.com

🌐 www.LBILiving.com

Single family home sales

Under contract: 36
Sold: 16
Average sold price: $2,974,710
Average sale-to-list price: 95.2%
Average days on market: 85

Condominium sales

Sold: 4
Average price: $1,022,500
Average sale-to-list price: 100.7%
Average days on market: 56

Inventory trends

47 new single family listings in August
An increase from 40 in July and 32 in June
116 active listings at the end of August

Notable transactions

The most affordable home sold in August was a condo located at 310 S West Ave S #K1, Beach Haven Boro for $790,000.

There were 5 transactions over $4,950,000. 3 of the 5 were oceanfronts in Loveladies. One was located on tract D in Loveladies (2 off the beach), and lastly a lagoon front in the LEHYC section in Beach Haven.

Highest sales of the month

1039-C Long Beach Blvd, Long Beach Twp: $8,300,000

61 D Long Beach Blvd, Long Beach Twp: $7,400,000

101-E Long Beach Blvd, Long Beach Twp: $5,633,173

516 Leeward Ave, Beach Haven Boro: $5,265,000

Sales summary

August data highlights the continued strength of the LBI real estate market, driven by strong demand for high-end properties and the rapid absorption of homes priced in line with market averages. Buyers gained some negotiating leverage, with homes selling for an average of 95.2% of list price compared to 100% in July and 97% in June. Of the homes sold, 6 closed above asking, 5 at asking, and 27 below list. The takeaway is clear: accurately priced homes are moving quickly, while overpriced listings linger. For both buyers and sellers, understanding when to act decisively and when there may be room to negotiate is key to maximizing value on Long Beach Island.

September outlook

Looking ahead, September is historically one of the most active months for LBI real estate, averaging about 47 sales over the past five years. In 2023, we saw 30 sales, and in 2024 that number climbed to 37, both well below the long-term average but still reflective of steady fall activity. Based on current contract activity and August’s uptick in new listings (47 in August vs. 40 in July), September 2025 should deliver a similar performance to the last two years.

What this means for buyers is more opportunity: inventory typically builds in September as summer ends, and motivated sellers are more willing to price realistically to capture fall demand. For sellers, September offers a chance to hit the market during one of the busiest sales windows of the year, before activity slows toward the holidays.

If you’re thinking of selling, now is the time to prepare your home for market while buyer traffic is still high. For buyers, having a clear strategy and being ready to act quickly will help you take advantage of new inventory and potential negotiation opportunities. Reach out today, and let’s position you for success in the fall market on Long Beach Island.

LBI real estate market August recap