LBI Real Estate Market Condo Sales 2025 — Core Market Analysis (Excluding 2600 Long Beach Blvd)
- Feb 24
- 4 min read
LBI Real Estate Market Condo Sales
The Long Beach Island condo market in 2025 displayed healthy buyer activity, strong pricing, and a balanced distribution of sales across the island. To better understand the true behavior of the broader LBI condo marketplace, this analysis focuses on the core market by removing the unusually large cluster of sales from one new development at 2600 Long Beach Blvd. By doing so, we get a clearer, more accurate view of how typical condos—those making up the majority of everyday buying and selling—performed throughout the year, and LBI real estate market condo sales had a strong year in 2025!
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
Why Excluding One Project Gives a Clearer Picture of LBI Real Estate Market Condo Sales in 2025
Large new‑construction releases can skew market statistics for an entire year. When a single building records many closings within a short window, it can artificially elevate or suppress island‑wide medians depending on the building’s price point, square footage, and design. In this case, the 2600 Long Beach Blvd project included a significant number of larger, higher‑priced units.
By excluding this one condo project, we get a clearer picture of LBI real estae market condo sales in 2025:
The median sale price shifts downward to reflect more typical condo transactions.
The median price per square foot shifts upward, representing the truer value of mid‑sized and smaller units commonly found across LBI.
Monthly activity displays a more natural seasonal rhythm, unaltered by bulk closings.
This adjusted view is far more useful for sellers pricing their condos and buyers evaluating the typical cost of ownership on LBI.
2025 Core Condo Market Overview (Excluding 2600 Long Beach Blvd)
Marketwide Highlights
Closed Sales: 54
Total Dollar Volume: $61.94M
Average Sale Price: $1,147,056
Median Sale Price: $1,037,500
Sales Range: $442,000 to $2,325,000
Price per Square Foot
Average PPSF: $886
Median PPSF: $877
Mid‑Market PPSF Range (25th–75th percentile): $771–$962
Typical Condo Size
Average: 1,345 sq. ft.
Median: 1,269 sq. ft.
Sale‑to‑List Price Ratio
Average: 97.5%
Indicates strong demand and limited room for negotiation.
Removing the new development reveals a more realistic breakdown of where buyers spent:
≤ $1,000,000: 27 sales (50.0%)
$1.0M–$1.5M: 15 sales (27.8%)
$1.5M+: 12 sales (22.2%)
This distribution underscores the strength of the LBI market's condo segments, especially for primary buyers, second‑home purchasers, and investors.
LBI Real Estate Market Seasonality: A More Organic Activity Pattern
Without the cluster of new‑construction closings, contract activity follows the familiar seasonal cadence associated with LBI:
May and December were the strongest months (7 contracts each)
June and July posted 5 contracts each, reflecting peak buying season
Activity was steady across spring and fall, reinforcing the year‑round appeal of LBI
This natural pattern helps sellers better time listings and helps buyers understand when competition typically increases.
Long Beach Islnad Town‑by‑Town Breakdown (Excluding 2600)
Beach Haven
23 sales
Median Price: $1,195,000
Median PPSF: $900
Median Size: 1,400 sq. ft.
Beach Haven continues to command premium values thanks to its walkability, dining, nightlife, and classic LBI coastal character.
Long Beach Township
19 sales
Median Price: $1,134,000
Median PPSF: $888.98
Median Size: 1,300 sq. ft.
With the 2600 project removed, Long Beach Township’s numbers align closely with island averages, giving a clearer picture of its typical condo market.
Ship Bottom
7 sales
Median Price: $915,000
Median PPSF: $893.70
Median Size: 1,063 sq. ft.
Ship Bottom remains one of LBI’s strongest value markets, balancing accessibility, convenience, and affordability.
Barnegat Light
4 sales
Median Price: $650,000
Median PPSF: ~$705
Median Size: ~871 sq. ft.
Smaller, low‑maintenance units dominated the activity here, providing simpler options for buyers seeking tranquility and nature.
What This Means for 2026 Buyers & Sellers in the Long Beach Island NJ Real Estate Market
For LBI real estate market condo buyers, the $877 median price per square foot is a solid, realistic benchmark when evaluating typical LBI condos. With sale-to-list ratios hovering around 97.5%, discounts have been limited, so it’s important to approach the market expecting competitive conditions. The good news is that smaller and mid-sized condos continue to see steady activity and often offer better opportunities than higher-priced luxury new construction. For sellers, the $1.04M median sale price serves as a reliable benchmark for most non-luxury condo listings. Once you remove the ultra-high-end outliers, factors such as the specific town, building quality, beach proximity, and HOA strength play an even greater role in determining value. With consistent demand spread across multiple months, sellers also have some flexibility in timing and overall listing strategy.
If you're looking to buy, sell, or invest in the LBI real estate market, I bring decades of local experience and market knowledge to every transaction. I'm Nathan Colmer, a Long Beach Island real estate agent with more than 20 years of experience helping clients successfully navigate the island's unique real estate landscape, with a particular focus on second homes and investment properties.
In addition to representing buyers and sellers, I actively invest in LBI real estate, allowing me to offer practical, firsthand insight into market trends, rental potential, and long-term value. Whether you're searching for a vacation home, evaluating an investment opportunity, or preparing to sell, I provide personalized strategies and trusted guidance to help you achieve your goals.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
