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

November marked the beginning of the off-season on Long Beach Island, and as expected, overall market activity slowed. However, pricing remained solid, and inventory levels dropped to some of the lowest points we have seen all year. Serious buyers are still moving forward, and sellers with well-prepared and accurately priced homes are continuing to see results.

Total Sales
October 2025: 41 properties sold
November 2025: 26 properties sold

Sales declined by roughly 37 percent, which is typical as the market shifts into the holiday season. Many buyers wrapped up their search in early fall, and others are now waiting for new inventory in the winter/spring post-holidays. That said, 26 sales in November still represent a healthy level of activity for this time of year.

Average Sale Price
October 2025: $2,191,567
November 2025: $2,219,000

The average sale price ticked up slightly in November. More notably, the median sale price for the month was $2.287 million, higher than the average. This tells us that a larger number of mid-range sales occurred, and fewer ultra-luxury homes closed. As a result, the average was pulled down, while the median held firm. This kind of pricing spread typically reflects a strong and steady middle-market performance.

New Listings
October 2025: 47 new listings
November 2025: 29 new listings

As expected, new listings slowed significantly in November. Many property owners who were considering selling have opted to wait until after the holidays or the spring market. This seasonal pause has further reduced available inventory, keeping the market tight.

Sales to List Price Ratio
October 2025: 97.2%
November 2025: 97.4%

Despite the seasonal slowdown in sales, the sale-to-list price ratio held steady. This suggests that buyers are still paying close to asking price, particularly for homes that are positioned well in terms of location, condition, and pricing.

Median Cumulative Days on Market (CDOM)
October 2025: 28 days
November 2025: 36 days

Homes took slightly longer to sell in November, which is common as buyer activity slows. Still, a 36-day median is low by historical standards, showing that homes are continuing to move when priced appropriately.

Total Inventory
October 2025: 133 active listings (excluding Active Under Contract)
November 2025: 104 active listings (excluding Active Under Contract)

Inventory declined sharply in November. Of those 104 properties, only about 68 are single-family homes, which is extremely low for the LBI market. Pre-COVID, it was common to see 500 to 700 properties for sale at any given time. For example, November 2018 had 682 properties for sale during the month. While that was once considered normal, market conditions have changed. This reduced level of supply has become the new reality for the time being. It will likely take significant time and broader economic shifts to move inventory levels back toward historical averages.

Market Insights

• Sales slowed with the season, but buyer activity remained focused and pricing stayed strong

• The median sale price outpaced the average, indicating strength in the core middle of the market

• Inventory dropped to some of the lowest levels seen in recent years, especially in the single-family segment

• Properties that are priced and presented well are still selling quickly and close to asking price

What This Means for Sellers and Buyers

For sellers, limited competition continues to work in your favor. Even in November, homes that were priced well and properly presented saw solid activity. With inventory this low, serious buyers are still out there looking.

For buyers, patience may be required through the winter months. With only 68 single-family homes on the market and new listings slowing to a crawl, flexibility and decisiveness are key. If rates continue to improve and more buyers re-enter the market early in the new year, competition could quickly intensify and continue to push prices up. Until inventory shifts meaningfully, pricing is likely to remain supported.

While many national headlines point to softening prices and rising inventory across other parts of the country, that is simply not the case on Long Beach Island. This is a highly supply-constrained, second-home market with no room to expand. LBI remains a want-based market, not a need-based one, and that has always insulated it from national housing trends. With limited available homes and strong underlying demand, this market remains uniquely resilient.

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