LBI Residential Real Estate Market Update: August vs. September 2025
As we moved into early fall, the Long Beach Island real estate market saw a noticeable pickup. September delivered a strong rebound in sales, shorter market times, and one of the highest sale-to-list ratios of the year. While the average sale price came down from August’s spike (due to sales increasing over 100% month-over-month), overall market activity suggests buyers remain engaged and ready to move on well-priced properties.
Here’s how September compared to August 2025:
Total Sales
August 2025: 20 properties sold
September 2025: 45 properties sold
Sales more than doubled month over month, marking the strongest closing period of 2025. August is typically slower, and this September surge shows renewed buyer urgency as the summer crowd clears out and serious buyers step in. Many property owners wait until the end of summer to list or settle, often choosing to enjoy one final season on the island, wrap up their rental commitments, or avoid disrupting tenant schedules, resulting in a natural increase in available inventory and closings as fall begins.
Average Sale Price
August 2025: $2,584,268
September 2025: $2,237,463
Average sale price decreased by about 13 percent. This is largely due to fewer ultra-luxury closings compared to August, which was weighted heavily by high-end transactions. It’s worth noting that August’s average was based on a relatively low number of closings, which made the data more susceptible to being skewed by a few high-end sales. September’s volume offers a broader and more balanced picture of current pricing.
New Listings
August 2025: 58 new listings
September 2025: 51 new listings
New listing activity cooled slightly. Still, buyer demand remained steady, absorbing much of the available inventory.
Sales to List Price Ratio
August 2025: 96.3%
September 2025: 99.2%
This is one of the strongest pricing months of the year. Homes sold extremely close to asking, showing that when a property is priced right, buyers are stepping up and making competitive offers. A recent dip in mortgage rates could also be contributing to stronger competition, encouraging more buyers to re-engage or adjust their price flexibility after months of watching from the sidelines.
Median Cumulative Days on Market (CDOM)
August 2025: 79 days
September 2025: 31 days
Homes sold significantly faster in September. The sharp drop in days on market suggests that serious buyers are still very active and acting quickly, especially on properties that have been properly priced and presented.
Total Inventory
August 2025: 144 homes (excluding Active Under Contract)
September 2025: 139 homes (excluding Active Under Contract)
Inventory remained tight, and even with a slight drop in active listings, the number of homes available is still well below historical norms for this time of year.
Market Insights
Buyer activity surged in September after a slower August, pushing sales to their highest monthly totals this year
The sharp drop in market time and the near-asking sale prices show just how active and competitive the market remains for well-positioned homes
The dip in average sale price is less about values falling and more about a return to a more balanced mix of properties after a luxury-heavy August
Low inventory continues to support pricing and seller leverage heading into Q4
What This Means for Sellers and Buyers
For sellers, September was a reminder that the market still favors well-prepared listings. Homes that are priced appropriately, located in desirable areas, and/or marketed effectively are continuing to sell quickly, often with more than one offer. Even as absorption cools slightly, limited inventory keeps leverage on the seller side for most price points.
For buyers, market conditions are still competitive. Many well-priced properties are drawing multiple offers and in some cases are going over asking. With mortgage interest rates showing signs of improvement and talk of another possible rate cut ahead, demand may pick up again heading into winter. In a low-supply market like LBI, this could create renewed urgency. If the basic principles of supply and demand continue to play out, home prices may begin accelerating once again.
Source: BrightMLS. All data for residential, multi-family, and land sales.
