Average Sales Price of Single‑Family Homes on LBI (September–December 2025)
- Nathan Colmer
- 12 minutes ago
- 3 min read
Long Beach Island (LBI) continues to be one of New Jersey’s most resilient coastal markets, with demand fueled by limited inventory, lifestyle appeal, and strong pricing across key towns such as Long Beach Township, Beach Haven, Surf City, Ship Bottom, Harvey Cedars, and Barnegat Light. This report focuses on what buyers and sellers most often ask me about: How much are single‑family homes actually selling for right now, and what is the average sales price of single-family homes on LBI?
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
Average Sales Price of Single‑Family Homes on LBI Summary (Sep–Dec 2025)
Overall single‑family average close price (Sep–Dec 2025): $2,490,044 across 81 sales.
Overall single‑family median close price (Sep–Dec 2025): $2,349,000.
Pricing remained firm month‑to‑month, with the highest single‑family averages in October, and a notable concentration of closings in Long Beach Township each month
Which Towns on Long Beach Island Drove the Closings?
Across the filtered single‑family dataset, the monthly distribution of sales by municipality looked like this:
September: Long Beach Township (15), Surf City (7), Beach Haven (4), Harvey Cedars (3), Ship Bottom (3), Barnegat Light (2).
October: Long Beach Township (13), Surf City (6), Barnegat Light (3), Beach Haven (3), Ship Bottom (2).
November: Long Beach Township (12), Beach Haven (3), Surf City (2), Harvey Cedars (1), Ship Bottom (1).
December: Long Beach Township (1).
These counts reinforce a familiar pattern: Long Beach Township consistently accounts for the largest share of LBI’s single‑family sales, followed by Surf City and Beach Haven.
Context: How Do These Figures Fit the Broader 2025 LBI Real Estate Market?
Island‑wide median and price‑per‑sq‑ft: External trackers showed the LBI median around $1.8M in October 2025, with the median $/sqft near $1,030, aligning well with the strong $/sqft figures we see in your dataset—especially for newer or turnkey homes.
Listing vs. sold dynamics: Mid‑2025 data indicated median listing prices around $2.3M and median sold prices near $2.4M, with sale‑to‑list ratios in the mid‑90% range, consistent with our observed ratios and competitive behavior at the single‑family level.
Seasonal inventory & policy tailwinds: June 2025 updates highlighted tight inventory (≈150 homes) and stable sale‑to‑list ratios (~96%), while noting potential pricing strategy shifts after NJ’s revised mansion tax took effect in July—factors that likely contributed to the robust fall pricing we’re seeing in the spreadsheet analysis.
Fall market momentum: October reports emphasized buyer focus on entry‑level and teardown opportunities and fewer new listings compared to the prior year—again consistent with the firm pricing and quick movement of well‑priced single‑family properties in September–November.
Key Takeaways for Buyers & Sellers
Average single‑family sale prices held in the mid‑$2.4M range across September–November 2025, with October at the peak—consistent with fall seasonality and limited island inventory.
Sale‑to‑list ratios mostly in the 97–99% range underscore how quickly well‑priced homes capture demand; December’s lone data point closed above list, a common outcome for turnkey, scarce offerings.
Town‑level concentration continues to favor Long Beach Township, but Surf City and Beach Haven remain active and competitive submarkets—important for pricing strategy and comp selection.
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
