Long Beach Island Real Estate Market Update: May vs June 2026
As summer settled in on Long Beach Island, market activity shifted into a more typical seasonal pattern. While sales slowed compared to a very active May, inventory continued to grow, providing buyers with additional opportunities as the busiest part of the summer season got underway.
Here's how June 2026 compared to May 2026:
Total Sales
May 2026: 45 properties sold
June 2026: 18 properties sold
Sales slowed considerably in June after a very active May. This isn't entirely unexpected on Long Beach Island, where the start of the summer season often presents unique challenges for both buyers and sellers. Increased traffic, owner occupancy, vacation rentals, and Saturday changeover schedules can all make it more difficult to schedule showings and complete transactions. While fewer homes closed during June, demand for desirable properties remained healthy.
Average and Median Sale Price
May 2026 Average Sale Price: $2,230,812
June 2026 Average Sale Price: $2,567,056
May 2026 Median Sale Price: $1,975,000
June 2026 Median Sale Price: $1,925,000
May 2026 Average List Price: $2,619,190
June 2026 Average List Price: $2,749,534
The average sale price increased nearly 15 percent in June despite fewer overall sales, suggesting several higher-end properties closed during the month. Meanwhile, the median sale price remained relatively stable, reinforcing that the core market continues to perform consistently. Sellers also entered the market with higher asking prices, as the average list price increased by approximately 5 percent compared to May. This reflects continued confidence among homeowners entering the summer market.
New Listings
May 2026: 51 new listings
June 2026: 56 new listings
New listing activity continued to increase as more homeowners brought their properties to market before the busiest weeks of summer. This gradual increase has helped provide buyers with additional options despite continued demand.
Sales to List Price Ratio
May 2026: 98.0%
June 2026: 96.1%
The sale-to-list price ratio softened slightly during June. With more inventory available than earlier in the spring, buyers had somewhat greater negotiating power. Even so, homes continued selling at over 96 percent of asking price, reflecting a market that remains healthy and competitive.
Median Cumulative Days on Market (CDOM)
May 2026: 25 days
June 2026: 23 days
Despite fewer overall sales in June, homes sold slightly faster than they did in May. This reinforces the idea that buyers remained active throughout the month and were willing to move quickly when the right property became available. Although the logistics of purchasing during the summer can be more challenging due to traffic, occupied homes, and rental schedules, desirable properties continued to attract serious interest and move efficiently through the market.
Total Inventory
May 2026: Approximately 125 active properties
June 2026: Approximately 130 active properties
Inventory remained essentially unchanged from May. It is important to remember that some of these listings may already be under contract or approaching settlement depending on how quickly status changes are reported through the MLS. While buyers have more choices than they did earlier this year, inventory remains well below what would have been considered historically normal on Long Beach Island.
Market Insights
June's numbers highlight one of the more unique aspects of the Long Beach Island market. While activity often slows slightly during the height of the summer season, it isn't necessarily due to a lack of demand. Instead, logistics become more challenging. Many homes are occupied by owners enjoying the summer or by weekly tenants, making scheduling showings considerably more difficult. Combined with heavier traffic and rental turnover days, buyers often have fewer opportunities to view homes, which can influence monthly sales volume.
At the same time, pricing remains remarkably resilient. Sellers continue listing homes at higher prices, and buyers are still willing to pay close to asking for desirable properties.
What This Means for Buyers and Sellers
For sellers, market conditions remain favorable. Although sales volume slowed in June, pricing remains strong and inventory is still historically limited. Well-prepared homes in desirable locations continue to attract significant buyer interest.
For buyers, the market is offering more inventory than earlier this spring, but purchasing during the summer requires flexibility. Between rental schedules, occupied homes, and limited showing windows, buyers should expect the process to take a bit more planning. Those who remain patient and prepared will be in the best position to take advantage of opportunities as they become available.
As we move through the remainder of the summer, one of the biggest indicators to watch will be whether inventory continues to outpace new demand or whether buyers quickly absorb these additional listings. That balance will provide important clues about how the market may perform heading into the fall.
Source: Bright MLS® Statistics for Residential, Multi-family, and Land Sales Data.
