Long Beach Island Weekly Market update - November 17th, 2025
The Long Beach Island real estate market is off to an active start as we move into the winter season. Over the past seven days we saw nine new listings, five homes go under contract, and two listings expire. Eight properties also closed, giving us a clear look at buyer behavior, seller expectations, and the direction the market is heading as we approach the end of the year.
Long Beach Island Weekly Market Recap
Recent closed sales
Every property tells its own story, yet this week revealed a clear trend. Buyers continue to place a premium on larger lot sizes and water views. Five of the eight homes that closed will pick up water views and will likely be rebuilt. The remaining three do not offer interior water views, yet each sits on a generously sized lot, which adds long term value.
One standout was 13 Anderson Drive, which sold for two million five hundred thousand dollars after being listed for two million nine hundred ninety five thousand dollars. The home sits on an oversized one hundred by one hundred foot lot in Spray Beach with direct water access. The catch is its very low elevation. Elevation plays a major role in both safety and future building potential. Anderson Drive is a perfect example of how elevation can create a pricing premium or, in this case, a clear discount.
Five of the eight sales were all cash, while the remaining three closed with conventional financing. Cash continues to drive our market because it gives sellers confidence and creates a smoother, faster transaction.
Despite being older homes, this week’s sales landed right near the annual average sale price of two million four hundred thirty thousand dollars. The reason is simple. Buyers are paying for the land and the view more than the existing structure. Entry level homes remain scarce, but demand under two point four million dollars is extremely strong.
New Inventory
Nine new properties came onto the market this week with an average list price of two million nine hundred eighty thousand dollars. That number is influenced heavily by the new Loveladies bayfront estate at forty three West Holly Drive listed at eight million dollars.
The new batch of listings introduces healthy competition across different price points, including options in the one million, two million, and three million dollar ranges. Inventory is still limited, which keeps leverage in the hands of sellers. However, with fresh properties entering the market and homes continuing to sell quickly, pricing strategy is as important as ever. If you are considering listing your home, make sure you price it correctly from the start or consider a timely adjustment before buyers try to leverage longer days on market.
Final take
The most competitive part of today’s market sits firmly in the one to two million dollar range. This price point attracts nearly every type of LBI buyer because it offers both starter homes and well located properties on strong pieces of land. With so much buyer overlap, competition is naturally higher and well priced homes do not sit for long.
Interest rates ticking down over the past month has also nudged demand upward. Buyers are not hesitating. When a property checks the right boxes they move quickly.
There is no single section of LBI that feels hotter than the rest right now. Anything on a solid lot or priced correctly gets immediate traction, which speaks to the broader strength of the entire island. Sellers still hold the negotiating power with inventory hovering near one hundred fifteen active listings, a level that keeps leverage on their side.
Buyers should focus less on negotiating below asking and more on finding true long term value. The real question to ask is whether the property will appreciate over time. Land quality, location, and future build potential matter far more than a few percentage points off the list price.
Sellers heading into winter should remember that late November historically slows down as people shift their attention to the holidays. Activity will tighten until after New Years, which makes accurate pricing essential if you plan to list during this window.
The biggest surprise this week was the number of new listings hitting the market all at once. It created a brief burst of fresh inventory, but the broader trend still points to tightening conditions through the end of the year.
LBI continues to show strength, stability, and clear buyer demand. Homes priced correctly and positioned on good land will lead the way as we head into the last stretch of the season.
