Long Beach Island (LBI) weekly real estate market report 9/15/25 - 9/22/25
Activity in the Long Beach Island (LBI) real estate market picked up this past week as we are in the thick of the fall market. An increase in activity is common this time of year as rental season slows and families are out of the house for the summer. Today we will look at new listings, price decreases, active under contract, pending, closed, and expired listings. This will give us a good look into the underlying trends and overall health of the LBI real estate market.
View of Atlantic City from Joshua Ave in Holgate
By: Matt Cappo
LBI Real Estate Agent | The Van Dyk Group
📱 Cell: 609-496-1423
☎️ Office: 609-492-1511
✉️ mcappo@vandykgroup.com
Weekly Market Report – 9/15/25 - 9/22/25
1. Coming soon & new active listings
New listings: 18
Avg price:$1,885,882
Median: $2,175,000
Interesting listings:
11 E Mercer Ave #5: is this weeks lowest priced listing. On the market for $239,000. It is uncommon, but occasionally we see interval ownership homes go up for sale. This house offers 10 weeks of ownership spread throughout the year.
114 E Ohio Ave, Long Beach Township: This new listings is priced at $2,100,000 and sits just outside The Dunes section. Great opportunity to have a big piece of land (67x90) lot size in a high elevation section.
Where were the most new listings:
Long Beach Township: 6
Barnegat Light: 5
3. Price Reductions
Reductions: 4
Property type: 1 commercial, 2 single family, 1 land
All of this week’s single family price reductions were for waterfront properties. They are as follows
365 Dusty Miller Dr, Long Beach Twp: Loveladies lagoonfront.
Original price: $2,500,000 NEW price: $2,295,000
11 3rd Street, Surf City: Oceanfront “flag lot”
Original price: $6,895,000 NEW price: $6,695,000
41 Holly Dr, Long Beach Twp: Loveladies lagoon front (LAND) on an expansive 80x142 lot.
Original price: $5,000,000 NEW price: $4,900,000
4. Under Contract (Active Under Contract)
Active under contract: 3
Interesting stat: All 3 properties under contract were at or under $1,200,000
Average days on market before going under contract: 21.66. Properties in this price point have been selling quickly
5. Pending Sales
Pending: 10
13 or 72% properties came off the market this week between pending and under contract listings.
6. Closed Sales
Number of closings this week: 9
Average sale price: $2,291,057
Highest priced sale: 107-D Long Beach Blvd - Loveladies 2 off the ocean built in 2016. Closed for $4,950,000
Lowest priced sale: 2012 E Bay Ter, Ship Bottom - 3 bed 2/1 bath closed for $1,050,000
Average sale to list price ratio: 95.95%
Average days on market (DOM): 57
Notable sale:
127 E 13th Street, Long Beach Twp, located on Atlantic Ave in North Beach Haven sold for $2,500,000 when it was originally listed for $2,650,000 but sold in 31 days. The property had rental income of about $100k per season. There is strategy to take this income off the listing price when going to buy.
7. Expired Listings
Expired: 6
Max price: $5,300,000 - Holgate oceanfront
Min price: 550,000 - 1 bed 1 bath condo in the heart of Beach Haven
Based on last week’s data we can see that activity has picked up with 18 coming soon and new listings on the market. 13 properties came off the market this week and while there is activity in all price points we have been seeing homes priced well below our market average ($2.4M) sell quickly. The three properties under contract moved to that status within 21 days highlighting the demand for entry level homes on LBI.
Featured Neighborhood: “The Dunes” is a quiet residential neighborhood on the south end of LBI with zero commercial presence and captures that OLD SCHOOL LBI feel.
The oceanside of the neighborhood was developed in the late 60’s.
There is great natural elevation in this section.
An entire block can be filled with Cape Cod style homes on large lots. It is not uncommon to see lots over 60 feet wide and 90 feet deep, something not typically seen throughout an entire neighborhood on the south end of LBI.
The neighborhood has a second back road beyond Beach avenue called Ocean Ave.
It serves as a great safe street to walk/bike on.
With no commercial space where do people go?
The Dunes is neighbors with “Haven Beach” to the north and “Beach Haven Terrace” to the south. Haven Beach has places to eat and shop such as Jersey girl, Sink r Swim, Nardis, and Blue Water cafe. Beach Haven Terrace has Roberto’s, The Beach house, Terrace Tavern, and Oyster House to name a few.
On a barrier island where land is finite, lot size is one of the most important factors when determining value.
Because of all these factors, The Dunes, generally trades higher than other sections on LBI and holds its property value extremely well.
If you’re looking for VALUE on Long Beach Island this may be a good neighborhood section for you. Reach out to me to discuss what is available in this section!
By: Matt Cappo
LBI Real Estate Agent | The Van Dyk Group📱 Cell: 609-496-1423
☎️ Office: 609-492-1511
✉️ mcappo@vandykgroup.com
