Long Beach Island Real Estate 2025 Oceanfront Home Sales
- Jan 16
- 5 min read
LBI Real Estate Oceanfront Sales in 2025
The Long Beach Island real estate 2025 Oceanfront home sales market delivered another year of strong demand, high absorption, and impressive price‑per‑square‑foot performance across nearly every town on Long Beach Island. Oceanfront and ocean‑block properties continue to define the island’s luxury segment, and this year’s closed sales highlight just how competitive—and valuable—these coastal assets remain.
From Ship Bottom to Barnegat Light to Long Beach Township, oceanfront homes traded at premium levels with many selling extremely close to listing price and several exceeding ask. Below is an in‑depth breakdown of 2025 LBI oceanfront home sales, showcasing price trends, list‑to‑close ratios, and the notable performance of each property.
By: Nathan Colmer | LBI Real Estate Agent | The Van Dyk Group
Cell: 609-290-4293 | Office: 800-222-0131 | ncolmer@vandykgroup.com
Key Market Highlights for LBI Oceanfront Sales in 2025
1. Strong Price‑Per‑Square‑Foot Values
Price‑per‑square‑foot (PPSF) numbers across these transactions ranged impressively from $944/sq ft on the lower end to over $2,466/sq ft on the high end. This indicates continued premium demand for both older and new construction oceanfront homes.
2. Many Homes Sold Close to (or Above) List Price
Several properties sold at or above list price, including:
12103 Ocean Ave, Long Beach Township – sold for 114% of list
214 25th, Long Beach Township – sold for 114% of list
1505 Seaview Ave, Barnegat Light – closed slightly above list
6 N 21st St, Surf City – full‑price $6.5M closing
These numbers reflect tight supply and high buyer demand for premier oceanfront parcels.
3. Barnegat Light & Long Beach Township Lead the Ultra‑Luxury Segment
With multiple transactions between $3.5M and $9.5M, these towns remain two of the strongest-performing oceanfront markets on all of LBI.
Long Beach Island Real Estate 2025 Oceanfront Home Sales
Below is a breakdown, town by town on Long Beach Island, of oceanfront home sales in the LBI real estate market in 2025.
Ship Bottom
901 Ocean Ave #1ST/914
List Price: $1,300,000
Close Price: $1,200,000
PPSF: $944
List‑to‑Sale Ratio: 92%
A strong entry‑level oceanfront or ocean‑block purchase, demonstrating ongoing affordability pressure in Ship Bottom’s oceanfront segment.
Barnegat Light
Known for its wide beaches and premium lots, Barnegat Light delivered several high‑value trades.
3 West 3rd St
List: $2,650,000 | Close: $2,200,000
PPSF: $979
Ratio: 83%
8 W 3rd St
List: $3,495,000 | Close: $3,450,000
PPSF: $1,150
Ratio: 98.7%
2209 Seaview Avenue
List: $3,695,000 | Close: $3,575,000
PPSF: $1,209
Ratio: 96.8%
1505 Seaview Ave
List: $3,895,000 | Close: $3,900,000
PPSF: $1,240
Ratio: 100%
Summary: Barnegat Light consistently performed at high PPSFs and extremely close to list price, signaling a strong ultra‑luxury buyer pool and limited turnover of prime lots.
Harvey Cedars
12‑A E Essex Ave
List: $2,699,500 | Close: $2,700,000
PPSF: $1,443
Ratio: 100%
A perfect‑ask closing with a high PPSF highlights Harvey Cedars' desirability, especially for modern or renovated oceanfront homes.
Long Beach Township (LBT)
Long Beach Township dominated the oceanfront market with the largest number of trades and many of the highest-value closings of 2025.
Some standout transactions include:
208 E 20th St
List: $4,250,000 | Close: $3,870,000
PPSF: $1,616
Ratio: 91%
12103 Ocean Ave
List: $3,500,000 | Close: $4,000,000
PPSF: $2,466
Ratio: 114% OVER ASK
One of the strongest performers of the year.
214 25th
List: $3,499,000 | Close: $4,000,000
PPSF: $1,614
Ratio: 114%
Another competitive sale driven by location desirability and scarcity.
4803 S Long Beach Blvd
List: $5,049,000 | Close: $4,900,000
PPSF: $1,248
Ratio: 97%
6109 Ocean Blvd
List: $5,699,000 | Close: $5,575,000
PPSF: $1,689
Ratio: 97.8%
101‑E Long Beach Blvd
List: $5,995,000 | Close: $5,633,173
PPSF: $1,396
Ratio: 94%
57‑B Long Beach Blvd
List: $7,895,000 | Close: $7,600,000
PPSF: $1,402
Ratio: 96%
7‑A Long Beach Blvd
List: $9,499,000 | Close: $8,583,333
PPSF: $1,947
Ratio: 90%
6715 Ocean Blvd
List: $9,475,000 | Close: $9,200,000
PPSF: $1,277
Ratio: 97%
Summary: Long Beach Township remains the powerhouse of the LBI oceanfront luxury market, with numerous closings between $3.5M and $9.5M and PPSFs consistently exceeding $1,200.
Surf City
2 N 2nd St
List: $4,799,000 | Close: $4,400,000
PPSF: $1,160
Ratio: 91.7%
6 N 21st St
List: $6,500,000 | Close: $6,500,000
PPSF: $1,914
Ratio: 100%
A rare full‑ask closing at a very high PPSF demonstrates Surf City's growing appeal in the ultra‑luxury category.
Beach Haven
100 Glendola Ave
List: $4,999,000 | Close: $4,850,000
PPSF: $1,739
Ratio: 97%
Beach Haven continues to show incredible resilience and demand, especially for walkable oceanfront properties with rental potential.
What This Means for the LBI Oceanfront Market in 2026
Based on 2025’s performance, several trends are clear:
🔹 1. Oceanfront demand remains extremely strong
Multiple homes sold at or above asking, proving buyers are willing to pay premiums for location and modern construction.
🔹 2. PPSF values continue rising
Sales exceeding $2,400/sq ft indicate a shift into a higher‑valuation era for premier oceanfront parcels.
🔹 3. Long Beach Township leads the ultra‑luxury category
Most $5M–$9.5M transactions occurred in LBT, reinforcing its position as the core of LBI’s premium oceanfront market.
🔹 4. Turnkey homes and new construction command bidding‑war behavior
Several sales closed above list price, especially along Ocean Ave and Ocean Blvd.
LBI Real Estate Oceanfront Sales Show No Signs of Slowing
Long Beach Island real estate 2025 Oceanfront home sales market: If 2025 proved anything, it’s that Long Beach Island oceanfront real estate remains one of the safest, strongest, and most in‑demand property classes in the region. With limited supply, rising PPSF, and strong buyer competition, oceanfront values are poised to continue appreciating into 2026.
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 are 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
