Long Beach Island Real Estate Market Update: July vs August 2026

As we moved through the final full month of summer on Long Beach Island, August brought a noticeable increase in both sales and new listing activity. This is an important time of year for the LBI real estate market, as summer rental schedules begin winding down, properties become easier to access, and some homeowners who wanted to enjoy one final summer begin considering a sale.

Here's how August 2026 compared to July 2026:

Total Sales

July 2026: 21 properties sold
August 2026: 32 properties sold

Sales increased by more than 52 percent in August, with 32 properties closing compared to 21 in July. Some of this increase may reflect the seasonal nature of the LBI market. As we move later into summer, properties can become easier to access and transactions that were previously delayed by vacation schedules, rentals, and other summer logistics can begin moving forward.

The increase also shows that buyers remain active. Despite being in the heart of summer, there continued to be a healthy number of transactions taking place across the island.

Average and Median Sale Price

July 2026 Average Sale Price: $2,400,000
August 2026 Average Sale Price: $2,023,000

July 2026 Median Sale Price: $2,150,000
August 2026 Median Sale Price: $1,850,000

Both the average and median sale prices declined in August. However, this should not necessarily be interpreted as home values across Long Beach Island falling by the same amount in a single month.

Monthly pricing statistics on LBI can fluctuate considerably depending on the mix of properties that happen to close. With only 32 transactions in August, fewer high-end or waterfront closings and a greater concentration of sales at lower price points can have a meaningful impact on both the average and median. Looking at pricing trends over several months and eventually comparing full-year results provides a much clearer picture of changes in property values than any individual month.

New Listings

July 2026: 34 new listings
August 2026: 58 new listings

New listings increased significantly in August, rising by approximately 71 percent from July. This is consistent with what we often see as the summer begins winding down. Some owners wait until later in the season to list so they can enjoy their property for the summer, complete existing rental commitments, or simply make the home easier for prospective buyers to access.

The increase in new listings provides buyers with additional options heading into what can be a very active fall market on LBI.

Sales to List Price Ratio

July 2026: 96.0%
August 2026: 95.7%

The sale-to-list price ratio remained relatively stable, dipping slightly from 96 percent in July to 95.7 percent in August.

Combined with the increase in new listings and longer days on market, this suggests buyers may have had slightly more room for negotiation during the month. However, pricing remains extremely important. Properties that enter the market priced appropriately for their location, condition, and features continue to stand out from listings that begin above where buyers perceive the market.

Median Cumulative Days on Market (CDOM)

July 2026: 48 days
August 2026: 61 days

Median cumulative days on market increased from 48 days in July to 61 days in August. This indicates that some of the properties closing during August had been available for a longer period before ultimately finding a buyer.

This also helps provide context for the slightly lower sale-to-list price ratio. Older inventory can become more negotiable as sellers who have been on the market for an extended period become increasingly motivated to reach an agreement.

Total Inventory

July 2026: Approximately 127 active properties
August 2026: Approximately 131 active properties

Inventory increased only slightly despite 58 new properties entering the market during August. With 32 closings during the month and other properties going under contract, a good portion of that new supply is continuing to be absorbed.

It is also important to remember that the approximately 131 active listings may include properties that are already under contract depending on their current MLS status. The number of homes actually available to a buyer at any given moment may therefore be lower. The status of properties is only as accurate and up to date as the listing agent in control of the listing makes it, so some properties shown as active may already be under contract.

While inventory has gradually increased from the extremely low levels seen earlier in the year, it remains far below what would historically have been considered normal for Long Beach Island. Seems about time that this is the new normal for the unforeseeable future.

Market Insights

August's numbers provide an interesting look at the transition from the peak summer season toward fall. Sales increased substantially, but so did new listings. At the same time, homes that closed had generally spent longer on the market, and buyers negotiated slightly further below asking price.

That does not necessarily point to a weakening LBI market. Instead, it may indicate a market offering buyers a few more choices while still operating with relatively limited overall supply.

The next few months will be particularly interesting to watch. Late summer and fall can bring additional inventory as rental commitments conclude and homeowners who waited through the summer decide to sell. How quickly buyers absorb those properties will tell us much more about the balance between supply and demand heading toward the end of 2026. Long Beach Island has historically remained somewhat insulated from broader national real estate trends, so nationwide market reports and headlines do not always accurately reflect what is happening here locally.

What This Means for Buyers and Sellers

For sellers, the market remains favorable, but accurate pricing continues to be increasingly important. Buyers have more choices than they did earlier in the year, and properties that are priced above the market may take longer to sell and ultimately require more negotiation. Well-priced homes in desirable locations, however, continue to attract serious interest.

For buyers, the increase in new listings is encouraging. As summer rentals conclude and properties become easier to access, the late summer and fall market can provide opportunities that were difficult to find during peak season. Longer days on market and a slightly lower sale-to-list price ratio may also create additional room for negotiation on certain properties.

As we head into fall, inventory will be one of the most important statistics to watch. If new listings continue to increase while buyer demand remains strong, we could see a somewhat more balanced environment. If those new listings are quickly absorbed, Long Beach Island's longstanding inventory constraints will continue to support sellers and pricing.

Source: Bright MLS® Statistics for Residential, Multi-family, and Land Sales Data.