Long Beach Island Real Estate Market Update - September 2026
LBI Single Family Market Report: September 2026
Closed sales (single family): 31
Median sale price: $1,997,000, nearly even with last month's $2,000,000 median
Average sale price: $2,649,000, up about 17% from $2,271,000 last month
New listings: 40
Active inventory: 126, about 65% below the 10-year average of 360
Months of supply: about 4
Avg days on market: 36
List to sale price ratio: 98%
The spring market underperformed this year, with only 17 closings in June. Those were deals put together in March, April, and May, and the market didn't really pick up steam until July and August. It seemed as if the island needed to thaw out from this past winter's frigid temperatures, and that took extra time this year. Between June, July, and August, 130 new listings hit the market, and with more homes for sale, the market came to life. Buyers suddenly had a few options to choose from rather than continuously browsing stale, overpriced inventory.
Most of the homes in good locations that were priced close to recent comps have now gone under contract, and we've seen another slowdown in new listings following the summer surge. There could be a nice opportunity for buyers to negotiate on overpriced inventory while most others sit and wait for the next new listing. For sellers, you're competing with 125 other single family homes, about 65% below the 10-year average. That's a real advantage, but only if you're priced in line with recent comps.
While the median sale price held steady, the average jumped about 17%, a sign that the high end of the market did the heavy lifting this month.
New Construction
New construction currently makes up 28% of active listings, and if you include properties under contract, that goes up to 34%. The average new construction asking price is $4,129,000 and the median is $3,500,000, about 75% above this month's median sale price. The lowest priced new construction home for sale is $2,349,000, a Brant Beach bayside home with 4 bedrooms and 3/1 baths. Even that entry point sits above the median sale price for the island. The most expensive new construction property is a 7,000 square foot Brant Beach bayfront priced at $10,925,000.
Active Single Family Inventory by Price
Homes currently listed for sale, not closed sales
$0 to $1M: 1 home
$1M to $2M: 39 homes
$2M to $3M: 31 homes
$3M to $4M: 39 homes
$4M+: 16 homes
With only one single family home listed under $1M, the realistic entry point for a single family home on LBI is over $1 million. About 56% of inventory is priced between $1M and $3M, while 44% is priced at $3M or more. The $3M to $4M range is nearly tied with $1M to $2M as the largest segment on the island.
Fall Outlook
Looking back over the last 10 years, LBI inventory starts to drop in late October through January most years. That makes the next couple of months an important window for both sides.
For buyers, fall & winter can be an excellent time to negotiate. The summer & fall crowds are gone, the homes that have been sitting are more motivated, and only the serious buyers come out to play. If you've been waiting for the right house, don't count out the offseason as inventory is limited and you can avoid spontaneous summertime buyers.
For sellers, listing this fall means less competition than the spring market will bring. Buyers who are out looking right now are serious, and homes priced close to recent comps are still going under contract. If you're thinking about selling in 2027, now is a great time to talk about pricing, preparation, and timing so you're ready to hit the market at the right moment.
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 analysis of current opportunities.
Matt Cappo
The Van Dyk Group | LBI Living
Cell: (609) 496-1423
Office: (609) 492-1511
mcappo@vandykgroup.com
lbiliving.com
