LBI Single Family Market Report: October 2026
The buyer negotiation opportunity we pointed to last month played out, with 16 price reductions in October, most of them coming in the last two weeks of the month. Many of those were homes priced around $2M that aren’t in the best shape or the most desirable locations. Sellers in our market typically aren’t forced to sell, so overpriced listings are common, and it often takes a few weeks on the market before they adjust. On the other end of the spectrum, ocean block and oceanfront homes priced within 2 to 3% of comparable sales are the hottest segment on the island right now. Even though oceanfront is priced significantly above every other location, demand in the luxury segment remains strong.
Closed sales (single family): 44, up from 31 in September
Median sale price: $2,405,000, up about 20% from September’s $1,997,000
Average sale price: $2,588,000, down slightly from September’s $2,649,000
New listings: 40, matching September
Active inventory: 135, up from 126 in September and about 63% below the 10-year average of 360
Months of supply: about 3
Avg days on market: 68, up from 36 in September
List to sale price ratio: 97.9%
Average sale price, 2026 year to date: $2,533,000, up about 6% from $2,393,000 in 2025
October was a busy month for closings, with 44 single family sales, up from 31 in September. There were 40 new listings, which matched last month, but supply has been increasing and active inventory is now up slightly to 135. Homes priced close to recent comps or in highly sought after locations are still going under contract within the first two weeks. However, buyers are taking more time to submit offers than they did over the summer, and we’re seeing that in both the increase in single family inventory and average days on market, which nearly doubled from 36 to 68.
The buyer negotiation opportunity we pointed to last month played out, with 16 price reductions in October, most of them coming in the last two weeks of the month.
Pricing held strong. The median sale price jumped about 20% to $2,405,000, while the average dipped slightly to $2,588,000. Year to date, the average sale price on LBI is $2,533,000, up about 6% from 2025.
For sellers, you’re competing with 134 other single family homes island wide. With roughly 18,000 homes on LBI, less than 1% of the island is currently for sale.
Active Single Family Inventory by Price
Homes currently listed for sale, not closed sales
Under $1M: 0 homes (0%)
$1M to $2M: 30 homes (23.4%)
$2M to $3M: 37 homes (28.9%)
$3M to $4M: 40 homes (31.3%)
$4M+: 21 homes (16.4%)
For the first time, there isn’t a single family home on LBI listed for under $1 million. The $3M to $4M range is now the largest segment on the island, and nearly half of all inventory (48%) is priced at $3M or more.
Winter Outlook
Looking back over the last 10 years, LBI inventory has dropped from October to December every single year, falling about 19% on average. If that pattern holds, buyers could be choosing from closer to 110 single family homes by the end of the year.
For Buyers
Winter means fewer options, but also the least competition you’ll see all year. With days on market climbing and 16 price reductions in October alone, there’s room to negotiate on homes that have been sitting.
What buyers want most right now is hard to find: recently built homes in desirable locations like the ocean block that aren’t brand new but aren’t old either. If that’s on your list, one option worth considering is new construction that’s still underway. We have a wide selection of homes scheduled for completion in April or May that can be purchased now, often before they ever hit the open market.
With rates where they are, we’re seeing slightly more cash buyers than financed buyers, and most buyers aren’t purchasing purely as an investment. Instead, many are planning to rent their home for part of the summer to help offset the high purchase prices and ownership costs. If that’s your plan, timing matters. The rental market slows as we approach the holidays and picks back up right after the New Year. Going under contract in November and closing around the holidays puts you in position for that booking season, with time to get both shoulder seasons and the prime summer weeks booked.
Thinking About Building?
If you’re considering a teardown and new build, the spring market is generally the best time to buy. Closing in the spring lets you work on plans over the summer and break ground in the fall, and with the build itself typically taking 8 to 10 months, you could be in for the following summer. That said, there’s no perfect timing. Good lots are hard to come by, and if the right one comes up and you don’t make a move, it can be another year or more before there’s another opportunity, and at that point it’s likely more expensive.
For Sellers
Many homeowners wait until spring to list, which means the ones who list this winter face much less competition. The buyers out looking in November and December are serious, and well priced homes are still going under contract quickly. This was not always the case but as inventory plummeted, buyers were forced to look for a home at all months of the year.
If you’re planning a spring listing, hold off on exterior repairs until the winter is over. LBI gets a lot of high wind in the winter that can damage a home’s exterior, and it doesn’t make sense to pay for repairs twice. Use the winter instead to talk through pricing, preparation, and timing so you’re ready to hit the market ahead of the crowd. As for listing photos, summer shots make a real difference if you have a pool or high end landscaping.
Thinking About Buying or Selling on LBI?
Whether you’re curious what your home is worth in today’s market, looking for an investment property, or searching for your own spot at the shore, I’m happy to help. Reach out anytime for a free, no-pressure home valuation or a custom search of current listings.
Matt Cappo
The Van Dyk Group | LBI Living
Cell: (609) 496-1423
Office: (609) 492-1511
mcappo@vandykgroup.com
lbiliving.com
