Long Beach Island Real Estate Market Update: June vs July 2026
July marks the heart of the summer season on Long Beach Island. While the island remained busy with vacationers and homeowners enjoying the beach, the real estate market settled into a familiar seasonal pattern. Buying and selling during July often presents logistical challenges, yet the market continued to demonstrate resilience despite fewer closings.
Here's how July 2026 compared to June 2026:
Total Sales
June 2026: 18 properties sold
July 2026: 21 properties sold
Sales increased modestly in July, with 21 properties closing compared to 18 in June. While this remains below the pace seen during the spring market, it's important to remember that July is one of the most difficult months to coordinate showings and inspections. Many properties are occupied by weekly renters or owners enjoying their homes, making access more limited than other times of the year.
Average and Median Sale Price
June 2026 Average Sale Price: $2,567,056
July 2026 Average Sale Price: $2,400,000
June 2026 Median Sale Price: $1,925,000
July 2026 Median Sale Price: $2,150,000
Although the average sale price declined slightly from June, the median sale price increased by more than $225,000. This suggests that the core market remained strong, with more homes selling around the middle of the price spectrum. Monthly averages can fluctuate depending on the mix of luxury and entry-level properties that close, making the median price an important indicator of overall market strength.
New Listings
June 2026: 56 new listings
July 2026: 34 new listings
New listings declined significantly in July as many homeowners chose to continue enjoying the summer season rather than placing their homes on the market. This is a common trend on Long Beach Island, where many sellers wait until late summer or early fall after rental obligations and personal use have concluded.
Sales to List Price Ratio
June 2026: 96.1%
July 2026: 96.0%
The sale-to-list price ratio remained remarkably consistent, indicating that buyers continue paying close to asking price for well-priced properties. Even with fewer listings entering the market, sellers who price their homes appropriately continue to attract qualified buyers.
Median Cumulative Days on Market (CDOM)
June 2026: 23 days
July 2026: 48 days
Median days on market increased in July, likely reflecting the realities of the summer market. Limited showing availability, vacation schedules, and occupied homes naturally extend marketing times. Despite this increase, desirable homes that are priced correctly continue to generate strong interest.
Total Inventory
June 2026: Approximately 125 active properties
July 2026: Approximately 127 active properties
Inventory remained relatively stable from June to July. While approximately 127 properties are currently listed for sale, it's important to remember that some of these may already be under contract depending on how quickly MLS status changes are reported. Overall inventory remains well below what would have been considered historically normal for Long Beach Island. Again, this has settled in as the new “norm”.
Market Insights
July reinforces a trend that occurs almost every summer on Long Beach Island. While transaction volume and new listings often slow during the busiest vacation weeks, this should not be mistaken for weakening demand. Instead, the market becomes more difficult to navigate. Buyers must work around occupied homes, rental turnovers, and limited showing opportunities, while many sellers postpone listing or closing dates until after enjoying one final summer season.
Even with these seasonal challenges, pricing has remained resilient and buyers continue to compete for quality properties. As we move toward late summer and early fall, it will be interesting to see whether additional inventory enters the market as rental seasons conclude.
What This Means for Buyers and Sellers
For sellers, July demonstrates that demand continues despite the slower pace of the summer market. Homes that are priced correctly and presented well continue to attract attention, even with the logistical challenges of peak season.
For buyers, patience and flexibility remain important. Summer can be one of the most difficult times to purchase a home on Long Beach Island due to occupied properties and limited showing windows. However, those who remain prepared and act decisively when opportunities arise will continue to have success.
As we head into August, one of the key indicators to watch will be whether more homeowners begin listing after the rental season starts winding down. Additional inventory could provide buyers with more choices heading into the fall, while continued limited supply would likely keep pricing well supported.
Source: Bright MLS® Statistics for Residential, Multi-family, and Land Sales Data.
