LBI Residential Real Estate Market Update: September vs. October 2025

October wrapped up with another strong performance across the Long Beach Island real estate market. While overall activity slowed slightly from the post-summer surge in September, homes are still selling quickly and prices remain steady. Inventory continues to tighten, setting the stage for a competitive off-season.

Here’s how October compared to September 2025:

Total Sales
September 2025: 45 properties sold
October 2025: 41 properties sold

Sales dipped slightly, down by just under 9 percent. This is a normal seasonal slowdown and still represents a very active fall market. Many buyers who were waiting for the summer rush to settle down are now stepping in to secure homes before the end of the year.

Average Sale Price
September 2025: $2,237,463
October 2025: $2,191,567

Pricing held relatively steady, with only a small dip of about 2 percent from September. The 2025 year‑to‑date average sale price now stands at approximately $2.21 million, showing that values across the island have remained remarkably consistent throughout the year. The small month‑to‑month changes largely reflect differences in the types of homes selling rather than any shift in overall pricing strength.

New Listings
September 2025: 51 new listings
October 2025: 47 new listings

New listing activity pulled back slightly, but not noticeably. That said, inventory remains well below “normal”, and new listings continue to be met with strong buyer interest. More on this below under “Total Inventory”.

Sales to List Price Ratio
September 2025: 99.2%
October 2025: 97.2%

The sale-to-list price ratio came down a bit but still remains strong. Buyers are continuing to pay close to asking price, especially for homes that are priced accurately and in desirable locations. A slight softening here could also be tied to fluctuations in mortgage rates, which have moved slightly lower and may be giving buyers more room to negotiate.

Median Cumulative Days on Market (CDOM)
September 2025: 31 days
October 2025: 28 days

Homes are still moving fast. The median time on market dropped again in October, showing that motivated buyers are not waiting around. This is especially true for homes that are priced appropriately from day one.

Total Inventory
September 2025: 139 active homes (excluding Active Under Contract)
October 2025: 133 active homes (excluding Active Under Contract)

Inventory continued to tighten, which is no surprise heading into the colder months. Even with fewer listings, demand has kept supply from building up. Available options remain limited for buyers across nearly all price points.

Before COVID, it was normal to see 500 to 700 homes on the market at any given time across LBI. While that level of inventory once defined balance, COVID changed the landscape, and it's no longer yesterday. For now, it's important to recognize that this reduced level of supply may be the new normal. A return to pre-pandemic inventory levels would require significant time and likely outside economic events to shift owner behavior or trigger broader listing activity.

Market Insights

• Buyer demand stayed strong into October, with homes still moving quickly and close to asking price

• The average sale price remains steady and in line with the 2025 year-to-date average of $2.21 million

• Homes are continuing to sell faster, especially when priced correctly

• Inventory dropped again, keeping conditions tight as we move toward the holidays

What This Means for Sellers and Buyers

For sellers, inventory remains low and buyer interest is still active. Homes that are priced correctly and located in desirable areas are continuing to sell quickly, often with multiple offers. The seasonal shift doesn’t mean the market is dead—it just means the buyers still in the market are serious and ready to act.

For buyers, competition may be less intense than during the summer, but the best homes are still moving quickly. Some well-priced listings are going under contract within days. With mortgage rates softening and a possible rate cut on the horizon, more buyers may re-enter the market in the coming months. If supply remains limited, that could add renewed pressure to pricing. If the basic principles of supply and demand continue to play out, home prices may begin accelerating again.

Source: BrightMLS. All data for residential, multi-family, and land sales.