Long Beach Island Real Estate Market Update: August vs September 2026
As summer officially came to an end on Long Beach Island, September brought some notable changes to the local real estate market. With short-term rentals winding down, fewer vacationers on the island, and properties becoming easier to access, the fall season often provides a welcome change of pace for buyers and sellers.
September saw an increase in sales, a significant jump in the average sale price, and a considerable decrease in the time properties spent on the market before selling. Meanwhile, new listing activity remained strong, providing buyers with additional opportunities heading into the final months of 2026.
Here's how September 2026 compared to August 2026:
Total Sales
August 2026: 32 properties sold
September 2026: 34 properties sold
Sales increased slightly in September, with 34 properties closing compared to 32 in August. While this isn't a dramatic change, it reflects continued transaction activity as the market transitions out of the busy summer season.
Fall can be an attractive time to purchase on LBI. With fewer vacationers, reduced traffic, and many weekly rentals coming to an end, scheduling showings and inspections generally becomes much easier. Although September's closings largely reflect contracts negotiated in previous weeks, the increase is an encouraging sign of continued activity heading into fall. If there are any markets in the country that have demonstrated remarkable stability despite broader economic uncertainty, Long Beach Island certainly deserves to be part of that conversation.
Average and Median Sale Price
August 2026 Average Sale Price: $2,023,000
September 2026 Average Sale Price: $3,062,274
August 2026 Median Sale Price: $1,850,000
September 2026 Median Sale Price: $1,997,500
The average sale price increased significantly in September, climbing more than 51 percent compared to August. Meanwhile, the median sale price increased by approximately 8 percent.
While these are substantial changes, it's important to understand what they actually tell us about the market. Long Beach Island has a relatively small number of monthly transactions, meaning a handful of high-end sales can have an outsized impact on the average sale price. For example, the month of September demonstrated sales on island ranging from $860,000 to the highest sale of $11,550,000.
The considerable difference between September's average and median sale prices suggests that higher-priced transactions likely played a significant role in pushing the monthly average upward. The median provides additional context, showing that the midpoint of September's sales was closer to $2 million.
Rather than interpreting this as property values suddenly increasing by more than 50 percent, it's more useful to recognize how the mix of properties sold can influence monthly statistics. Sales trends over multiple months show a clearer picture of the market rather than just one single month.
New Listings
August 2026: 58 new listings
September 2026: 55 new listings
New listing activity remained strong in September, with 55 properties coming onto the market compared to 58 in August.
This is consistent with the seasonal patterns we often see on Long Beach Island. Many homeowners prefer to enjoy their properties throughout the summer or fulfill existing rental commitments before putting them on the market.
As those commitments conclude, more properties become available for sale, often creating additional opportunities for buyers who may have struggled to find suitable options earlier in the year. This time of year can create some great opportunities for serious buyers. In my experience, the more casual buyers tend to step away from the market as the weather gets cooler and spending time at the beach becomes less of a priority. With fewer of these buyers actively searching, those who remain committed to purchasing may face less competition and find themselves in a better position
Sales to List Price Ratio
August 2026: 95.7%
September 2026: 98.6%
The sale-to-list price ratio increased considerably in September, rising from 95.7 percent to 98.6 percent.
This indicates that properties closing during September sold much closer to their asking prices than those closing in August. While buyers may have found additional negotiating opportunities during the summer, September's numbers suggest sellers generally achieved stronger results relative to their asking prices. One possible explanation is the shift in available inventory as summer comes to an end. Some properties that had been sitting on the market throughout the summer may have finally sold, while new listings began entering the market from owners who had been enjoying their homes or fulfilling rental commitments. This can introduce a fresh selection of properties that may be more appealing to buyers, potentially contributing to stronger sale-to-list price ratios.
Of course, every property is different. Location, condition, pricing strategy, and buyer demand all play important roles in determining the final sale price. However, September's increase reinforces the importance of accurate pricing in the LBI market.
Median Cumulative Days on Market (CDOM)
August 2026: 61 days
September 2026: 19 days
Perhaps one of the most interesting changes in September was the significant decrease in median cumulative days on market, falling from 61 days in August to just 19 days in September.
This means that half of the properties closing during September had accumulated 19 days or fewer on the market before going under contract, compared to 61 days in August.
The decrease suggests that September's closings included a greater concentration of properties that attracted buyers relatively quickly. As mentioned previously, this could partially reflect the changing inventory as summer comes to an end. Properties that had been sitting on the market throughout the summer may have finally sold, while newer listings from owners who had been enjoying their homes or fulfilling rental commitments began attracting buyers. These fresh opportunities may have been more appealing to buyers, allowing properties to move more quickly and closer to their asking prices. Combined with the higher sale-to-list price ratio, this paints an encouraging picture of how efficiently some properties were moving through the market.
It's important to remember that these figures represent properties that closed during the month, rather than necessarily reflecting the experience of every home currently listed for sale.
Total Inventory
August 2026: Approximately 131 active properties
September 2026: Approximately 134 active properties
Inventory remained relatively stable, increasing slightly from 131 active properties in August to 134 in September.
Despite 55 new listings entering the market during September, the total number of active properties increased by only three. This suggests that new supply was being offset by properties going under contract, closing, or otherwise leaving the market.
It is also important to remember that the status of properties is only as accurate and up to date as the information maintained by the listing agent. Some properties appearing as active may already be under contract, meaning the number of homes actually available to buyers could be lower.
Market Insights
September's statistics highlight an interesting transition in the Long Beach Island real estate market.
While inventory and sales volume remained relatively stable, several other indicators changed considerably. Properties closing during September spent significantly less time on the market, sellers achieved prices much closer to their asking prices, and both the average and median sale prices increased.
Taken together, these figures suggest that the properties selling during September attracted strong buyer interest, even as additional listings continued entering the market.
It's also worth remembering that Long Beach Island is a unique real estate market. Unlike many areas of the country, LBI has a limited supply of land, a substantial second-home market, and buyers who are often purchasing for lifestyle reasons rather than necessity. In short, LBI is a “want” market and who wouldn’t want a home at the shore?
Because of these characteristics, Long Beach Island has historically remained somewhat insulated from broader national real estate trends. Nationwide headlines about declining prices, rising inventory, or slowing demand do not always accurately reflect what is happening here locally.
That doesn't mean LBI is immune to changes in interest rates, economic conditions, or buyer confidence. However, it does mean that understanding the local market is particularly important rather than relying solely on national housing reports.
What This Means for Buyers and Sellers
For sellers, September's numbers are encouraging. The increase in the sale-to-list price ratio and the sharp decline in median days on market demonstrate that properties can still attract strong interest and sell efficiently when they are priced appropriately.
However, this doesn't mean every property will sell immediately or command its full asking price. Buyers remain selective, and homes that are priced above what the market supports may still require additional time or price adjustments.
For buyers, fall continues to offer some distinct advantages. With summer rentals ending and fewer visitors on the island, properties are generally easier to access, and buyers often have more flexibility when scheduling showings.
Although September's statistics suggest stronger results for sellers, opportunities still exist for buyers, particularly among properties that have been on the market longer or may require updates.
As we move further into fall, it will be interesting to see whether the strong pricing and shorter marketing times observed in September continue or whether the market begins to settle into a slower pace as the year comes to a close.
Source: Bright MLS® Statistics for Residential, Multi-family, and Land Sales Data.
