By Jon Mann, Ziman Development
Key Takeaways: October 2026 LBI Market Report
- 29 homes sold at a median price of $1,995,000, up 7.9% from August.
- The typical home sold for more than 99% of asking, the strongest result of 2026.
- Contracts above $4 million are up 42% year to date. Contracts under $1 million are down 47%.
- Inventory reached 167 homes entering October, up 28% from a year ago.
Most market reports start with what sold. We prefer to start with why it sold.
We see the Long Beach Island market from more vantage points than almost anyone. We sit across the table from buyers and sellers. We price what it costs to build new. And we walk properties every week where the real question is whether the house should stay at all. That combination often lets us see a shift before it appears in the monthly numbers.
This month’s report looks at September, the most recent full month of data, and it confirmed a shift we watched build all summer: on LBI today, the price a seller chooses on day one matters more than almost anything else.
How Did the LBI Real Estate Market Perform in September 2026?
| Metric | September 2026 | Change |
|---|---|---|
| Homes sold | 29 | Up from 22 in August |
| Median sold price | $1,995,000 | Up 7.9% from August |
| Average sold price | $2,488,425 | |
| Total sold volume | $72,164,332 | |
| Homes under contract | 32 | Up from 23 in August |
| New listings | 63 | |
| Average days on market | 30 | |
| Active inventory entering October | 167 | Up 28% from 130 a year ago |
Are LBI Homes Selling at Asking Price?
The typical home that closed in September sold for better than 99% of its final asking price, the best result of the year. Through the summer, that figure sat closer to 96%. Nearly half of September’s sales closed at or above asking.
The more revealing detail is how few of those homes had to cut their price first. In August, more than half of the homes that sold had reduced their price along the way. In September, only about one in six had.
Buyers didn’t suddenly become more aggressive. More sellers simply started in the right place. From our side of the table, the difference is easy to see. Today’s buyers know what new construction costs on this Island. They will pay full value for a home that delivers it, and they won’t pay new-construction money for a home that still needs work.
Why Are LBI Asking Prices Higher Than Sale Prices?
The median asking price entering October is $2,850,000, up 19% from a year ago. The median home that actually sold in September went for $1,995,000.
That gap shows up in price reductions. Among homes listed under $2 million, close to half have already cut their price. Above $2 million, fewer than a third have.
Which LBI Price Range Is Growing Fastest?
Year to date, contract activity has tilted decisively toward the upper end:
| Price Range | 2026 vs 2025 Contracts, January to September |
|---|---|
| Under $1M | Down 47% |
| $1M to $2M | Down 19% |
| $2M to $3M | Down 2% |
| $3M to $4M | Up 3% |
| Over $4M | Up 42% |
Two forces explain most of this table.
The first is cash. Above $4 million, roughly three of every four purchases this year closed without a mortgage, so interest rates barely register. Below $2 million, most buyers finance, and that is where activity has slowed most.
The second is new construction. Newer and rebuilt homes command the Island’s strongest prices, and every month they push more sales into the top tier. September’s largest sale made the point: a Loveladies home sold for $11,550,000, $675,000 over asking, after seven days on the market.
How Many Homes Are for Sale on LBI Right Now?
There were 167 homes for sale on LBI entering October, compared with 130 a year ago. At September’s pace, it would take nearly six months to sell everything currently listed, roughly twice as long as last year.
Most of that inventory sits at the top. About seven in ten active listings are priced at $2 million or more, and only about 15 homes island-wide are listed under $1.5 million.
How Did the September Nor’easter Affect LBI Real Estate?
The late-September nor’easter pushed water into streets from Surf City south through Beach Haven and paused showings for several days. Nearly all of September’s contracts were signed before it arrived.
It also reinforced something we discuss with every client. On this Island, elevation, drainage and distance from the bay can change a property’s value from one block to the next. Those details rarely show up in a listing. They show up when you’ve built on these streets.
Is Fall a Good Time to Buy on Long Beach Island?
Historically, October brings about 20% fewer contracts than September, and December brings fewer than half. New listings don’t fall nearly as fast. The result is a stretch of the year with fewer competing buyers and selection that holds steady.
Where that opportunity is concentrated, and how to judge whether a property is worth buying as it stands, remodeling or rebuilding, is the subject of our companion article: Buy, Remodel or Build: How to Read an LBI Property This Fall.
Frequently Asked Questions
How is the LBI real estate market doing in fall 2026?
The market is active but selective. In September 2026, 29 homes closed on Long Beach Island at a median price of $1,995,000, up 7.9% from August, and the typical home sold for more than 99% of its asking price. Inventory rose to 167 homes entering October, up 28% from a year ago.
Are home prices on Long Beach Island going up?
Sold prices rose in September, with the median up 7.9% from August to $1,995,000. Asking prices are climbing faster: the median list price entering October was $2,850,000, up 19% from a year ago. Buyers are paying full value for well-priced homes and waiting on the rest.
Is LBI a buyer’s market or a seller’s market?
It depends on the price range. Above $2 million, buyers have more selection, with roughly seven in ten active listings in that range. Below $1.5 million, only about 15 homes were available island-wide entering October, so competition remains tight.
Which towns are included in this LBI market report?
This report covers Barnegat Light, Beach Haven, Harvey Cedars, Long Beach Township (including Loveladies and North Beach), Ship Bottom and Surf City.
When is the best time to buy a home on LBI?
Fall and early winter often favor prepared buyers. Historically, October brings about 20% fewer contracts than September, and December brings fewer than half, while new listings decline more slowly. Buying in the fall also leaves the offseason for planning renovations or new construction.
If you’re weighing a purchase, a sale or a new build on LBI, we’d welcome the conversation. Schedule a Free Idea Session or call (609) 494-8010.
About the Author
Jon Mann is a licensed real estate agent with Joy Luedtke Real Estate and part of the Ziman Development team, advising buyers, sellers and property owners across Long Beach Island. Since 1998, Ziman Development has helped clients buy, sell, develop, design, build and remodel homes on LBI.
Market data: Bright MLS, September 2026, covering Barnegat Light, Beach Haven, Harvey Cedars, Long Beach Township, Ship Bottom and Surf City. Additional figures compiled from Long Beach Island market reports, excluding land and timeshares.
