Looking To Buy On Long Beach Island“LBI”?
Click on the links below or scroll down the page to learn about purchasing on Long Beach Island!
Search All Properties Currently For Sale on LBI
Why Buy on LBI?
Types of Homes on Long Beach Island “LBI”
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![Home Sold by Luke Gilpin]()
Single Family
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![Duplex home in Long Beach Township, NJ]()
Multi-Family
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![Beach Haven, NJ Condo]()
Condos
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![Commercial and multi-use building on LBI]()
Commercial/Multi-use
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![Barnegat Light, Nj]()
Land
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![Duplex on LBI]()
Rentals
Home Search By Town
Property Locations on LBI
Oceanfront
Oceanfront properties on LBI are some of the most sought out real estate in New Jersey, carrying the price tags to match the demand. As expected, waterfront properties also carry different building and construction codes.
Bayfront
Bayfront refers to property that is adjoining or fronting on a bay. Bayfront properties are typically lower in price than Oceanfront and often give an owner “more bang for your buck”. A major advantage of owning a bayfront property is the ability to have a dock and/or boat. Boat slips are expensive and rarely vacant on LBI.
Oceanblock
Oceanblock refers to properties that are located on the east side of Long Beach Boulevard and do not involve crossing any street to get to the beach entrance.
Lagoonfront
Lagoonfront refers to properties that front a lagoon or cove that opens up into the bay. Little Egg Harbor Bay, Manahawkin Bay, and Barnegat Bay all contain numerous unique and beautiful lagoons along the west side of the island. Lagoons provide additional protection from wind and wind swell during storms.
Oceanside
Oceanside simply means that the property is on the east side of Long Beach Blvd, but in some areas on island may require you to cross a street (such as Beach Ave).
Bayside
Bayside homes are located on the west side of Long Beach Blvd. As a result, these homes tend to be the most affordable on Island. There are only a few sections on LBI that require a longer walk (more than 5-10 minutes) from bayside to the ocean entrance.
Search All Waterfront Properties For Sale
Escape to the serene beauty of Long Beach Island's waterfront paradise! Explore a curated selection of stunning oceanfront, bayfront, and lagoonfront properties, offering unparalleled views and access to the tranquil waters. Click now to discover your dream coastal retreat on LBI!
Newly Built Homes For Sale
Explore all newly built properties on Long Beach Island by clicking below
Mainland Properties
The Mainland off of Long Beach Island offers a plethora of communities and neighborhoods perfect for raising a family, retiring, or finding a vacation home. Popular areas include Beach Haven West, Barnegat, West Creek, Cedar Run, Ocean Acres, Mystic Island, Osborn Island, and more! Contact me to help find your dream home.
Purchasing an Investment Property
Many individuals purchase real estate on Long Beach Island not only as a first or second home, but also as a business/rental opportunity. Contact me today to learn more about investment properties on LBI and whether it is the right decision for you!
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The most common type of investment property on LBI is used for seasonal/year-round rentals. These properties often can be single-family, multi-family, condos, or mixed-use properties. The island is known for its steadily growing sales & rental market boasting a large boom in demand and price over the past 10+ years. To put this into perspective, the average weekly rate for a rental property in peak season (June-August) is roughly $6,000. This number has drastically increased over the years, displaying an average rent increase of about 45%-50% since 2018, adding to the already strong and profitable LBI rental market.
At the same time, home prices have increased over the last decade tremendously. While this may seem daunting when purchasing a property, it is important to understand your property’s value will appreciate over the years, building equity. For example, the average sales price for homes sold on island for the year of 2016 was $899,519, while in 2022 it was $1,679,641. This is an increase of almost 87% in just 6 years! These numbers reflect only the average sales price of residential homes sold in 2016 and 2022.
Much goes into the due diligence and process of finding the right investment property for you. Reach out to me to learn more or start your search today!
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Commercial Use Properties on LBI can be quite lucrative as a landlord or property owner. The island offers many opportunities to purchase a commercially zoned property in order to establish a business or fill the property with a tenant. Usually, commercial tenants sign leases for 3-5 years on LBI, offering a potentially more stable rental income than single-family. When valuing a commercial property it is important to properly engage in thorough due diligence of the property history, past earnings, annual debt service, building operation costs, “cap rates” or return, and more. As your Realtor I will help guide you through this process. Reach out today to learn more about this!
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Mixed-use properties are relatively common on LBI. Many of the commercial buildings for sale also include a bonus residential space for you to either occupy or rent-out to a tenant. Properties such as these can offer a high-rate, long term tenant in the commercial portion of the property while simultaneously allowing for a long term winter or peak-rate summer rental.
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Property taxes are a given expense when purchasing real estate. On island, a rough average of annual taxes can range from $3,000-$8,000 for the typical, existing property. New construction and larger properties can range from $8,000 to $15,000 annually (can be higher or lower).
*all numbers are a rough estimate
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For the average mortgage, most companies/lenders requires the borrower to pay them back monthly, including both the principal and interest in one payment. This total amount is based on the total borrowed, interest rate, and term (length in time) of the loan.
If you purchased your home without a mortgage, then obviously, you will have no payments.
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Flood insurance is necessary for all homes located on Long Beach Island that are purchased with a mortgage. Many people fear the price of Flood Insurance, but in reality it is quite reasonable. Newly built/younger homes above the Base Flood Elevation point roughly can range between $700-$1,300 annually. Older homes below this elevation point can be charged approximately $1,500-$3,500 annually depending on the structure and location of the property. Some companies (such as the Van Dyk group) offer private flood insurance which may help reduce costs. You will need an Elevation Certificate upon closing to determine Flood Insurance.
Typically, homes in the “A”, “AO”, and “AE” flood zone are easier to insure than a property zoned in a “V” zone. Building codes and approval are also less restrictive for homes in an “A”, “AO”, or “AE” zone. The main difference between these zones is that in a “V” zone, FEMA has determined that the property has a 1% or greater chance of flooding and an additional hazard associated with storm waves. “A”, “AO”, and “AE” zones are not determined to be at risk from wave action. Click here to search the FEMA flood maps for a specific property.
Home Owner’s Insurance is also necessary for any buyer who has a mortgage. Prices can range depending on the policy holder, the specific property, and size of home among other factors. A rough estimate of the cost annually would be between $1,500-$4,000.
*All prices are ROUGH ESTIMATES. It is always recommended to speak with an insurance professional about specifics.
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It is important to understand that life on a barrier island will cause you to repair, fix, and replace many components of your home throughout your ownership. As a rule of thumb, I tell owners to save at least 1%-3% of the total purchase price of the house, every year, to use for annual maintenance expenses. Some years may have significantly lower maintenance costs while others could go way above the “norm”.
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The island is serviced by New Jersey Natural Gas and Atlantic City Electric. Using a rough average, most homes will spend $150 on monthly heating and $50-$100 on electricity.
Each municipality controls the water and sewer. Monthly cost varies.
*All numbers are a rough estimate and will vary
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The island is serviced by both Comcast and Verizon for cable and internet. On average it costs $75-$200 per month for an internet and cable bundle. *Call Verizon or Comcast for an exact number.
Typical Ownership Costs
Typical Buyer Closing Costs
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Typical Loan-To-Value (LTV) ratios range from 70%-80%.
Example: $1,000,000 purchase price
80% LTV
Loan amount: $800,000
Down payment: $200,000
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Mortgage & Appraisal fees may include a credit report, document preparation fees, mortgage discount points, the appraisal itself, and possibly a few more minor fees. In total, expect costs to be around $1,500.
*All numbers given are estimates. It is recommended to speak with a mortgage professional about specifics.
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Real Estate attorney’s review and protect your rights throughout the sale/purchase process. For many, buying a home is the largest investment one will have to make so it is highly recommended to hire a Real Estate attorney to ensure a smooth, valid, and legal transaction process. Rates can vary but typical cost falls between $1,000-$2,000.
*all numbers given are estimates
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Home Inspections are extremely important. They can help find hidden defects and issues with the property that are crucial to your purchase. As an estimation, typical home inspections cost between $500-$1,500 depending on size, state of the property, and time spent.
*all numbers given are estimates
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Many municipalities require the buyer to get a new survey and flood elevation certificate in order to obtain a resale Certificate of Occupancy (CO). Often, the buyer will pay for the survey and elevation certificate, while the seller arranges and pays for the Certificate of Occupancy. The elevation certificate is also crucial in obtaining Flood Insurance. Doing this can cost on average between $1,000-$2,000.
*all numbers given are estimates
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Each town has a different fee amount imposed for the sale of a property. The fee(s) typically will be for the filing of the deed, transfer of water/sewer, and other similar fees. These fees typically can total around $1,000.
*all numbers given are estimates
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The mortgage lender usually requires the buyer to establish and maintain a reserve so that the borrower has sufficient funds to pay general taxes and renew insurance when ownership is transferred. Usually equal to one month’s portion of general tax and insurance premium.
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Title insurance is used to insure against certain undiscovered defects that may affect the properties title. Most policies typically cover defects such as forged documents, documents of incompetent grantors, incorrect marital statements, and improperly delivered deeds. Costs can vary. Unlike other insurance policies, title insurance is a one-time fee. Speak with a title insurance representative to inquire about costs and specifics.
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Typical credits to the seller would be utility prorations and real estate tax reimbursements. Typically ranges from $1,000-$1,500.
*all numbers given are estimates
Mortgage Information
Flood insurance on LBI is a topic that every buyer and investment property owner should understand. Will the island flood again? Yes. Can you be prepared? Certainly.
Flood Insurance
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Flood insurance most likely will be required if you purchase a property using a mortgage. Mortgage lenders typically require a buyer to obtain flood insurance before closing on a property.
If you purchase a home without a loan, there is no law requiring that you have it, however, most homeowners own a flood insurance policy on island (for good reason).
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Flood insurance in New Jersey is based on the specific property’s risk of flooding. Multiple factors determine this such as; the flood zone, height of the first floor above base-flood-elevation (BFE), the number of flood vents, and more. Flood insurance can be more affordable than one may imagine, especially if your property is above BFE. On average, flood insurance costs about $1,200-$1,500 a year in Beach Haven, NJ (elevated homes). It is always recommended to speak with a local insurance agent to help determine an accurate quote based on your property and its location. Local insurance agents tend to have better rates and knowledge when compared to those “out-of-town”.
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Yes, you can. In general, you will not be denied flood insurance on LBI, however, it is important to keep in mind this likely will come at a cost if your property is below the base flood elevation (BFE). It is important to obtain an elevation certificate in order to easily qualify for a policy and determine your premium. I have often found owners surprised that their flood insurance is not as high as they believed since their home (which is not raised) is actually above or at BFE. It is important to remember that natural ground elevation is factored into the first floor elevation when compared to BFE. For example, taking a property in a zone with the BFE of 9 feet, if the natural ground elevation is 5 feet above sea level and the height from the ground to the first floor is 6 feet, then your property is 2 feet above the BFE.
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A flood zone is a specific area that has been mapped by the Federal Emergency Management Agency (FEMA) based on its risk to flood. By definition it is an area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood. Long Beach Island has multiple flood zones, however, they can mostly be categorized into “A” zones and “V” zones.
“A” zones- can be labeled as A, AE, AH, AO, A99, and AR. These zones are deemed to have a 1-percent chance of flooding each year. These zones are typically less expensive to insure than a property in a “V” zone.
“V” zones- Corresponds to the 1-percent chance of flooding each year including the hazards associated with storm waves. Most “V” zone properties are oceanfront homes on LBI. Since there is an extra risk of storm waves, insurance in this zone is on average greater. Nevertheless, since many of the oceanfront properties are newer builds and up to current code, the construction requirements have elevated homes in such a way that insurance could be less than expected.
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If you are buying a home on LBI, chances are the property is in a flood zone. Determining which zone your property in is actually very easy! There are two ways to do it.
Search your address in the FEMA flood map.
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Yes, unfortunately you do. Like flood insurance, if you purchase a home with a mortgage your lender will require you to obtain homeowners insurance. It is important to understand that homeowners insurance does not cover you for damages caused by the rising of a body of water. There are only certain cases where homeowners may cover water damage, but this would be due to a scenario such as broken pipes. When discussing with an insurance provider, make sure you understand what the flood insurance policy covers and what it does not.
Local Professionals
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(Glendennig Mortgage Corporation)
732-691-2327
-Irene Netzel 609-709-7528
-James Anzano 908-330-1446
Antonio Velardi 973-900-7130
Neil Robinson
609-384-2140
Your preferred bank or lending institution
*inquire for more recommendations
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Hodges Home Inspections: Bob Hodges - 609-602-4821
Pillar To Post: 609-607-8200
SMJ Inspections: Stephen Jeffries, 609-618-7897
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Deidre Martin: 609-467-5100
James Raban: 609-492-0533
Maria Pennisi: 609-709-4576
Kathleen Sheridan: 609-361-8300
Matthew Gindele: 609-318-4080
Harry Drexler: 609-494-4001
Alison L. Aaron: 609-978-9200
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The Van Dyk Group, Private Flood Insurance: 800-222-0131
Abbey Insurance: 609-698-4175
Search for a local agency that offers Federal flood insurance here: The National Flood Insurance Program (NFIP): 877-336-2627
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Stewart Title: 609-850-6024
Surety Title Agency Coastal Region: 609- 850-6024
University Title: 609-597-6611
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Gas: New Jersey Natural Gas, (800)-221-0051
Electric: Atlantic City Electric, West Creek location, (609)-294-6727
Water/Sewer: municipality
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All Purpose Repairs & Renovation: 609-207-6056
Andy’s Handy Services: 732-644-6860
Big C Little Repairs: 609-577-3834
Dan Rodriguez: 609-618-7053
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Beach Haven Painting: 609-492-6294
Brett Guine: 609-312-8894
Chuck’s Painting: 609-494-9144
High Tide Painting: 609-221-7455
And many more!
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Alan’s Electric: 609-978-6386
Dave’s Electric: 609-361-0236
Foster’s Electric: 609-698-2210
Lou’s Electric: 609-978-6530
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Air Tech Services: 609-698-3400
Anchor: 609-693-3111
Comfort Zone HVAC: 609-891-3167
Don Brown: 609-618-4046
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Bay Ave Plant Co- 609-361-8800
Cutting Edge- 609-978- 4900
Kline Brothers Landscaping- 609-494-5838
J Bucci Landscape Design- 609-597-0964
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LBI Pest Control: 609-384-5019
Ocean Pest Consultants: 609-971-0815
Pestcore Pest Control: 609-879-3393
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Contact me for a list of specialty services. Examples of specialty services would be outdoor shower builders, roofers, storm window services, etc.
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Average Sales Price By Year
In need of valuable resources to navigate the real estate world effectively? Look no further. My collection of crucial real estate links is curated to provide you with the essential tools and information necessary for your property endeavors. Ready to embark on your real estate journey? Explore my directory of links today and take the first step towards achieving your real estate goals. Your success story begins here.
Important Real Estate Links
Current Market Update
LBI General Market Update
These two graphs represent two important aspects of the LBI Real Estate Market. Tracking the number of sold homes per month along with the median sales price provides an insight on market activity and sales trends over time.
Sold Homes Per Month
Median Price of Sold Homes Per Month
Source: © BRIGHT, All Rights Reserved