Are Bidding Wars Still Happening on Long Beach Island?
- Nathan Colmer
- 16 hours ago
- 4 min read
Bidding Wars in the LBI NJ Real Estate Market: Are Bidding Wars Still Happening on Long Beach Island?
Bidding wars on Long Beach Island (LBI) haven't disappeared, but they are no longer the default outcome. Nationally, seller concessions are near record highs—evidence that overall competition has cooled and buyers have regained some negotiating power. Locally on LBI, multiple‑offer situations still arise for well‑priced properties and teardowns in A+ locations (oceanside, oceanfront, bayside with strong views) where land value and redevelopment potential are clear. In other words, if it's priced right or positioned well, expect competition; otherwise, conditions are more balanced than the frenzy we have seen in the LBI real estate market in recent years.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
Context For Long Beach Island Buyers and Sellers in the LBI Real Estate Market
Long Beach Island is a supply‑constrained barrier island with enduring lifestyle appeal and significant second‑home and investment demand. Understanding where bidding wars still occur—and where they don't—helps:
Buyers calibrate offer strategy, contingencies, and timing.
Sellers set the list price, presentation, and launch tactics to capture peak attention in the first 7–10 days.
Macro conditions in the national real estate market—more options, more balance—filter into coastal micro‑markets like LBI; however, because LBI is land‑limited with strong lifestyle and rental drivers, the cooling is selective rather than universal. Expect nuance by price band, block, and redevelopment potential. This echoes much of the national sentiment, with some parts of the country cooling and others seeing price increases and more competition, especially in the Northeast.
The LBI Real Estate Picture: Where Bidding Wars Still Happen
1) Teardowns and Redevelopment Parcels in Prime Locations
Demand from builders and end‑users keeps pressure on teardown‑worthy lots near the bay or beach with views, or on wider lots that permit compelling new‑construction programs. Even as the broader market balances, these building opportunities often draw multiple offers and spend only a few days on the market.—especially if the list price reflects actual market value. The LBI real estate market recaps in fall 2025 highlight that entry‑level and teardown segments moved quickly, a pattern we continue to observe on LBI.
2) New‑to‑Market Listings Priced at Today's Value
In the data-driven LBI real estate market, mispriced homes linger; correctly priced homes, by contrast, attract buyer demand and can still trigger bidding wars on the first weekend. This is true of all homes on Long Beach Island, regardless of location or style. Demand still exceeds supply by a wide margin, and a well-priced, well-presented home will attract attention.
3) Scarce Property Types (True Oceanfront, Deep‑Water Bayside, View Lots)
Inventory for premium lots and homes remains very low. True oceanfront and select bayfront parcels with deep-water access remain scarce. Where scarcity intersects with turn‑key condition—or a buildable footprint with exceptional potential—multiple offers and a short time on the market is the norm. Local snapshots this fall show high list‑to‑sale ratios and quick absorption for well‑positioned listings, particularly under $2M and in the redevelopment tier.
Where Bidding Wars Are Less Common on LBI
1) Over‑Ask Pricing Without Today's Comps
The days of naming a price and getting ten offers are gone for most of the LBI real estate market. Listings that overreach—especially on interior blocks without views or on homes needing meaningful updates—face price reductions or concessions.
2) Properties With Deferred Maintenance and Poor Presentation
Buyers have choices again, and while inventory remains low, most buyers in the LBI real estate market are willing to wait for the right option. Homes that have skipped basic repairs, staging, or professional photography are more likely to sit, increasing days on market and reducing leverage, unless it is a knockdown, in which case the property's condition is less impactful.
3) Condos With Rising Carry Costs
Across many areas nationwide, condos have seen slower absorption amid higher HOA/insurance costs—pressures that can curb bidding intensity unless the unit offers a standout location or views. While LBI's condo stock differs from large urban towers, the same cost sensitivities can reduce multiple‑offer frequency versus single‑family teardowns or new construction.
LBI NJ Real Estate Market Snapshot: Are Bidding Wars Still Happening on Long Beach Island?
The LBI real estate market showed tight inventory and renewed urgency in select price bands, with several properties going under contract at notably high $/SF—evidence that when competition appears, it tends to be for uniquely positioned assets. If fears about bidding wars have kept you on the sidelines, the 2025 reality on Long Beach Island is more balanced than the headlines of 2021–2022. Multiple offers are less common overall, as evidenced by the near‑record concessions share nationally. But competition absolutely persists for the island's most compelling opportunities—teardowns in great spots and listings priced precisely at today's value. With the correct pricing, presentation, and negotiation strategy, both buyers and sellers can achieve excellent outcomes in the current LBI market.
If you are looking to buy, sell, or invest in the LBI real estate market, contact me, Nathan Colmer, for expert guidance backed by years of local experience, deep market insight, and a proven track record in helping clients navigate LBI's unique market. My experience extends over 20 years of selling homes on Long Beach Island, with a special focus on second homes and investment properties. In addition to representing buyers and sellers, I personally invest in the LBI real estate market and can share my firsthand knowledge of this investment strategy. Whether you're searching for a vacation home, planning a wise investment, or ready to list your property, I can offer you personalized strategies and unmatched knowledge to help you succeed.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com