LBI Real Estate Market Update: Week of October 26, 2026
The Long Beach Island real estate market is balanced and shifting slightly toward buyers this fall. Inventory has climbed to 135 single family homes, up from roughly 115 this summer, while pending sales have not kept pace with new listings. With homes selling at 94% of list price and 9 price reductions this week, buyers have more room to negotiate than they did a few months ago.
LBI Market Stats at a Glance
Closed Sales by Town
Long Beach Township: 6
Beach Haven: 2
Barnegat Light: 2
Ship Bottom: 1
Surf City: 1
Harvey Cedars: 0
Notable Sale: Bayfront in High Bar Harbor
A bayfront home in High Bar Harbor sold for $2,200,000. Built in 1980, the home has 3 bedrooms and 1,200 square feet, which works out to roughly $1,833 per square foot. This is a strong example of buyers paying for the water and the lot, not the house.
Mortgage Rate Snapshot
The average 30 year fixed rate is 7.33%. Rates ticked up very slightly this week but remain near their lowest levels since late September, according to Mortgage News Daily. With 38% of LBI buyers paying cash, financed buyers should be fully pre-approved to compete.
Seasonal Outlook
This summer was a strong one on LBI, with more closings from July through September than last year. The fall market has slowed. New inventory has risen into the 130s, but contracts and pending sales have not matched that growth. That gap is what is giving buyers more leverage right now.
What This Means for Buyers
Fall is a good time to shop on LBI. You have more homes to choose from, less competition, and sellers who are more open to negotiation. With homes averaging 69 days on market, you have time to make a thoughtful decision without rushing.
What This Means for Sellers
Pricing is everything this fall. Homes are selling at about 94% of list price, and 9 sellers reduced their price this week. Pricing correctly from day one will help you avoid sitting on the market and chasing the price down later.
Frequently Asked Questions
Is it a buyer’s or seller’s market on LBI right now?
At 3.5 months of inventory, the market is balanced and leaning toward buyers this fall.
What is the median home price on Long Beach Island?
The median sale price this week was $2,045,000.
Thinking About Buying or Building on LBI?
If you are considering new construction, check out my recent update on the new construction market on LBI.
For a personalized look at the market or your property’s value, call or text me at (609) 496-1423 or email mcappo@vandykgroup.com.
