LBI Condo Sales 2025 — The Core Market at or Under $1,500,000
- Feb 26
- 4 min read
LBI Condo Sales 2025: What Buyers Paid at or Under $1,500,000
In 2025, the core condo market on Long Beach Island—properties priced at or below $1.5 million—remained active and steady. A total of 54 condos sold, generating just over $55.7 million in closed volume. The average sale price came in at $1,032,259, while the median settled slightly higher at $1,037,500, giving buyers and sellers a clear sense of where the heart of the market truly sits. Sales ranged from $442,000 on the entry-level side to $1,415,000 at the upper end of this tier.
From a value perspective, the average price per square foot was $841, with a median of $804. Most units traded around 1,300 square feet, reinforcing that this segment represents practical, livable beach properties rather than ultra-luxury product. On average, properties closed at about 96–97% of their asking price, showing that while small negotiations were common, pricing still mattered.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
Long Beach Island Real Estate Condo Sales in 2025
For buyers focused on the core of the LBI real estate market, 2025 set a realistic midpoint right around $1.04 million. Half of all condos in this price range sold between roughly $818,500 and $1,282,500. When evaluating value, the middle 50% of price-per-square-foot sales ranged from approximately $696 to $945, making that range a useful guideline for comparing buildings, streets, or proximity to the beach.
Negotiation was possible, but modest. With median sale-to-list ratios hovering around 96.2%, buyers often achieved a small discount—especially on properties that needed updates or had been on the market for a while. That said, well-priced and move-in-ready condos continued to attract strong attention and clean offers.
Like much of the LBI real estate market, condo contracts in this price tier followed a clear seasonal rhythm. June was the busiest month, followed closely by July, with another noticeable bump in December activity. May and February also saw solid movement. For buyers hoping to secure something ahead of summer occupancy or the rental season, late spring through early summer proved the most competitive window.
Town-by-Town Highlights in the LBI Real Estate Market
In Long Beach Township, which led the island with 26 sales, the median price reached $1,250,000. Units there tended to be larger—around 1,655 square feet on average—resulting in a lower median price per square foot of about $736 compared to tighter in-town condos.
Beach Haven recorded 18 sales with a median price of $1,040,000 and a median price per square foot of nearly $819. Walkability, restaurants, and proximity to attractions helped support strong values even for mid-sized units.
In Ship Bottom, six condos sold with a median price of $900,000 and a higher median price per square foot of around $874, reflecting smaller, efficient layouts and strong demand for convenient island access.
Barnegat Light saw three entry-level sales, with a median price of $520,000 and smaller unit sizes averaging just over 600 square feet. Meanwhile, Harvey Cedars recorded a single sale in this range, so any broad conclusions there should be taken cautiously.
LBI Condo Sales 2025 — The Core Market at or Under $1,500,000
For buyers, a practical valuation range for most condos under $1.5 million is $700 to $950 per square foot, depending on condition, location, and amenities. Expect stronger competition closer to the beach, in highly walkable areas, or for recently renovated units.
For sellers, the $1.04 million median price serves as a strong island-wide anchor—but the final number will always come down to the details. HOA strength, parking and elevator access, outdoor space, and exact proximity to both the beach and town centers all play a meaningful role in positioning your property. The good news is that steady demand across multiple months in 2025 shows that this segment of the LBI market remains healthy, balanced, and active—offering real opportunity on both sides of the transaction.
Buying or selling on Long Beach Island is different from anywhere else, and having the right guidance matters with such a significant investment. I'm Nathan Colmer, a local LBI real estate agent with over 20 years of experience helping buyers and sellers make informed decisions, especially when it comes to second homes and investment properties.
As both a real estate professional and an active investor in the LBI real estate market, I offer insight beyond listing details. Whether you're looking for a vacation home, exploring investment options, or ready to list your property, I take a personalized, hands-on approach to help you navigate the process with confidence.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
