For years, a swimming pool on Long Beach Island was considered a luxury.

Today, many buyers see it differently.

For investors and second-home owners, a pool has increasingly become an income-producing asset, one that can significantly impact rental demand, weekly rental rates, and ultimately a property’s return on investment.

As rental rates have climbed and vacationers have become more selective about amenities, homes with pools have emerged as some of the most sought-after properties on the island.

The question I hear from buyers and homeowners is simple:

Is a pool actually worth the investment?

The answer depends on your goals, but when we look at the rental numbers, the case can be compelling.

Why Pools Matter More Than Ever

Long Beach Island has always been a beach destination, but today’s vacationers often want more than just proximity to the ocean.

Many families are traveling with multiple generations. Grandparents, parents, teenagers, and young children may all be sharing the same home for a week or more. A pool creates an additional gathering space and offers an alternative when ocean conditions are rough, the water is cold, or younger children need closer supervision.

For many renters, a pool is no longer viewed as a bonus. It’s part of their search criteria.

That increased demand translates directly into rental pricing power.

The Numbers Speak for Themselves

Using peak-season rental rates from popular Long Beach Island rental platforms, I compared homes with pools to similar homes without pools across multiple LBI communities.

Average Peak Summer Weekly Rates

Homes with pools: $10,000–$12,000 per week

Homes without pools: $6,000–$7,000 per week

Difference: Approximately $4,000–$5,000 more per week

In many cases, homes with pools command rental rates that are 50% to 60% higher than comparable properties without them.

While every property is different, the premium is substantial enough that many owners recover their investment faster than they initially expected.

Why the Premium Exists

Scarcity

While pools have become more common over the last decade, they remain relatively scarce compared to the overall housing inventory on Long Beach Island.

When demand exceeds supply, pricing power follows.

Luxury Positioning

Many homes with pools are newer construction, recently renovated, or located in highly desirable areas. Pools often help position a property in a higher-end rental category.

Family Appeal

Vacationers consistently value the flexibility a pool provides. It extends the usable space of the property and creates another activity option beyond the beach.

For families spending thousands of dollars on a summer vacation, that convenience often justifies a higher rental rate.

Real-World Examples

Recent rental listings illustrate the difference:

• Oceanfront homes in Holgate with pools have been advertised between $14,500 and $23,500 per week during peak season.

• Pool homes in Brant Beach have been offered between $7,000 and $18,900 per week.

Comparable homes without pools frequently rent for thousands less during the same periods.

Before You Build

Of course, adding a pool isn’t simply a matter of calculating rental income.

Owners should also consider:

• Construction costs

• Ongoing maintenance

• Insurance implications

• Safety requirements

• Local permitting requirements

The National Association of REALTORS® offers a helpful overview of factors buyers should consider before purchasing a home with a pool or adding one to an existing property.

The Bottom Line

Not every property needs a pool.

But for many Long Beach Island homeowners, especially those focused on maximizing rental income, a pool can be one of the most impactful upgrades available.

As always, the numbers vary by location, property type, and rental strategy. What works for one home may not make sense for another.

If you’re considering purchasing an LBI investment property, evaluating potential rental income, or exploring improvements that could increase value, I’d be happy to help you run the numbers and develop a strategy based on your goals.

Laura Dunlap is a Long Beach Island REALTOR Associate® who helps buyers, sellers, and investors navigate one of the Jersey Shore’s most unique real estate markets. Through market analysis, local insight, and practical guidance, she helps clients make informed real estate decisions with confidence.

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Every month, the real estate market tells a story.

Sometimes the story is obvious.

Inventory is rising. Prices are climbing. Sales are slowing. Buyers are pulling back. Sellers are gaining leverage.

Other times, the story is more layered.

That is what I see in the May 2026 LBI-area real estate numbers.

At first glance, someone might look at the median sale price and assume the market has softened. The median sale price for May 2026 was $1,932,500, compared with $1,995,000 in May 2025. That is a modest year-over-year decrease of about 3%.

But one number rarely tells the whole story.

When we look at the broader picture, including inventory, closed sales, days on market, and the sale-price-to-list-price ratio, May looks less like a weak market and more like a selective one.

And that distinction matters.

A weak market suggests buyers have disappeared, sellers are losing leverage, and demand is fading.

That is not what the May numbers show.

Instead, May showed us a market where buyers are still engaged, sellers still have opportunity, and both sides need to be more strategic than they may have needed to be a few years ago.

The Bigger Picture Behind the Numbers

In May 2026, there were 191 active listings, compared with 258 in May 2025. That is a decrease of about 26%.

That matters because fewer listings mean buyers had fewer choices. It also means sellers faced less direct competition.

In a market like LBI, inventory is never just a number.

Every property has its own story. Location, elevation, condition, rental history, water access, views, outdoor space, redevelopment potential, and long-term use all affect value.

A bayfront home with strong outdoor living space tells one story. A classic cottage with future redevelopment potential tells another. A newer home with a strong rental history has a different value proposition than an older property that needs significant work.

This is why looking only at inventory can be misleading. The number of homes for sale matters, but so does the quality, condition, location, and pricing of those homes.

When inventory is limited, buyers tend to pay close attention when a property comes on that fits their goals. They may still be selective, and today’s buyers are selective, but they know quality opportunities may not last.

For sellers, lower inventory can create an advantage.

But it is not a blank check.

Low inventory helps. It does not replace proper pricing, preparation, and presentation.

Sales Increased Even With Fewer Homes Available

Here is where the May numbers become especially interesting.

Even though active listings were down, closed sales increased.

Closed sales rose from 42 in May 2025 to 48 in May 2026, an increase of about 14%.

That tells us buyers were not sitting on the sidelines. They were active. They were writing offers. They were closing.

This is why I would be careful about calling the market soft simply because the median sale price moved slightly lower.

In a market like LBI, the median sale price can shift based on the mix of homes that close in a given month. One month may include more oceanfront homes, bayfront properties, or new construction. Another month may include more older cottages, condos, duplexes, or homes purchased primarily for land value.

That mix can move the median number without necessarily signaling a major change in overall market strength.

The better question is not simply:

Did the median price go up or down?

The better question is:

What is happening underneath that number?

In May, what was happening underneath the number was this:

Fewer homes were available.
More homes sold.
And they sold faster.

That is not a market buyers are ignoring.

Homes Sold Faster

The median days to sell dropped from 38 days in May 2025 to 25 days in May 2026.

That is an important signal.

When homes sell faster, it usually means buyers are responding to properties they see as well-positioned, well-priced, and worth acting on.

This does not mean every listing is moving quickly. It means buyers are rewarding the properties that make sense.

That is what a selective market looks like.

In a very hot market, almost everything can feel urgent. In a slower market, almost everything can feel negotiable.

But in a selective market, the best-positioned properties still move while others may sit.

Buyers are asking better questions. They are looking closely at condition, location, rental potential, elevation, insurance considerations, and long-term value.

But when the right property appears, they are still willing to act.

Sellers Stayed Closer to Asking Price

The sale-price-to-list-price ratio also improved.

In May 2026, homes sold at 98.1% of list price, compared with 96.3% in May 2025.

That suggests sellers who priced appropriately were able to stay closer to their asking price.

Again, this does not mean every seller can price aggressively and expect the market to meet them. Buyers are active, but they are not careless.

They are paying attention to value.

For sellers, this is where strategy becomes important. The goal is not just to “put it on the market.” The goal is to understand the competition, evaluate the property honestly, and position it so the right buyers recognize the value.

There is a difference between listing a home and launching it strategically.

In this market, that difference matters.

Myth vs. Fact: Reading the May Market Correctly

Myth: If the median sale price is down, the market must be weakening.
Fact: Median sale price is one useful data point, but it does not tell the whole story. In May, inventory was down, closed sales were up, homes sold faster, and sellers achieved a stronger percentage of asking price. That points to an active market, not a stalled one.

Myth: Fewer listings means buyers have no opportunity.
Fact: Buyers may have fewer choices, but that does not mean there are no opportunities. It means buyers need to be prepared, clear on their goals, and ready to act when the right property appears.

Myth: Low inventory means sellers can price however they want.
Fact: Sellers have opportunity, but pricing still matters. Buyers are selective. They will respond to value, but they may hesitate when a property feels priced ahead of the market.

Myth: Investors should only focus on purchase price.
Fact: On LBI, investment value is more layered. Rental income, personal use, carrying costs, flood elevation, insurance, zoning, property condition, redevelopment potential, and long-term appreciation all play a role.

What This Means for Sellers

For sellers, May’s numbers offer encouraging signs.

Inventory is lower. Sales are higher. Homes are moving faster. Sellers are achieving a stronger percentage of asking price than they did last May.

That creates opportunity.

But the opportunity belongs to sellers who are strategic.

Pricing matters. Presentation matters. Condition matters. Rental potential matters. Elevation, flood considerations, views, outdoor living space, parking, and future use all matter.

This is not a market where every property performs the same way simply because there are fewer homes for sale.

A well-prepared, well-marketed, and well-priced property can still attract serious attention. A home that is priced too far ahead of the market may need more time, better presentation, stronger marketing, or a price adjustment.

The key is to understand the competition before you become the competition.

That may sound a little funny, but it is true.

Before a seller lists, they need to know what buyers are comparing them to. What else is available? What recently sold? What is sitting? What has had a price adjustment? What makes their property stand out?

That is where thoughtful pricing and positioning become so important.

What This Means for Buyers

For buyers, this market requires preparation and patience.

Fewer listings mean fewer choices, and that can be frustrating. But fewer choices do not mean there is no opportunity.

The best buyers right now are not necessarily the most aggressive. They are the most informed.

They understand their financing. They know their goals. They are clear on whether they are buying for personal use, rental income, long-term appreciation, future redevelopment, or some combination of those factors.

That clarity matters.

In this market, waiting for the “perfect” deal can sometimes mean missing the right property. That does not mean buyers should rush or overpay. It means they should be prepared enough to recognize value when it appears.

The best decisions are not emotional reactions. They are informed decisions.

That is especially true on LBI, where two properties with similar prices can have very different long-term value depending on location, condition, elevation, zoning, rental history, and future improvement potential.

What This Means for Investors

For investors, the LBI market requires a more nuanced conversation.

This is not always a traditional cap-rate market. Many LBI buyers are balancing several goals at once: rental income, personal use, family enjoyment, tax strategy, long-term appreciation, and lifestyle value.

That does not mean the numbers do not matter.

They absolutely do.

Purchase price, rental history, projected income, carrying costs, insurance, flood elevation, condition, zoning, and future improvement potential should all be evaluated carefully.

But the investment conversation on LBI often goes beyond the spreadsheet.

For many buyers, the question is not only:

What return will this property generate this year?

It may also be:

Can my family use it?
Can rental income help offset expenses?
Can the property appreciate over time?
Can it be renovated, expanded, or rebuilt in the future?
Does it offer both lifestyle value and long-term value?

That is why understanding the numbers behind the listing price is so important.

The asking price is only the starting point. The real analysis is in the details.

My Market Take

May showed us a market with limited inventory, stronger sales activity, faster movement, and improved seller performance against asking price.

The slight dip in median sale price does not tell the whole story.

The better takeaway is this:

Buyers are still engaged, but they are selective.

Sellers still have opportunity, but they need a clear strategy.

Investors still have reason to pay attention, but the analysis needs to go deeper than the purchase price.

The data matters. But the interpretation matters just as much.

Numbers can tell us what happened. The real value comes from understanding what those numbers mean for a specific property, a specific buyer, or a specific decision.

That is where local knowledge matters.

Not just knowing the stats, but knowing how to interpret them in the context of a barrier island market where lifestyle, rental potential, elevation, construction, insurance, and long-term use all influence value.

Final Thought

The May market is not weak.

It is selective.

And selective markets reward preparation.

They reward sellers who price and present their homes thoughtfully. They reward buyers who are clear, informed, and ready to act. They reward investors who look beyond the purchase price and understand the full picture.

Curious what this means for your home, your buying plans, or your investment strategy?

I can help you look beyond the headlines and understand what the numbers mean for your specific situation.

Call, text, or email me anytime. I’m always happy to be a resource.

Laura Dunlap | Berkshire Hathaway Zack Shore Realtors®
Own Your Next Chapter | LauraDunlap.ZackShore.com | ldunlap@zackshore.com

New Jersey’s R.E.A.L. rules have been one of the biggest regulatory topics affecting shore-area real estate, building, renovation, and redevelopment.

For months, buyers, sellers, builders, architects, engineers, and real estate professionals have been trying to understand what these rules mean in practice. Not just in theory. Not just in a government document. But on an actual lot, on an actual street, with an actual buyer trying to figure out whether a property still makes sense.

That is where this gets very real.

R.E.A.L. stands for Resilient Environments and Landscapes. The rules were adopted by the New Jersey Department of Environmental Protection in January 2026 as part of a broader effort to address sea-level rise, flooding, stormwater, wetlands, and coastal development.

The intent is resilience. The real estate impact is complexity.

The Latest Update

The most recent update is that NJDEP has announced a plan to extend the “legacy” period by one year.

Originally, certain projects had until July 20, 2026 to qualify for review under the prior rules. NJDEP is now proposing to extend that legacy period to July 20, 2027.

That is a meaningful update.

It gives property owners, builders, investors, and design professionals more time to understand the rules, prepare applications, and possibly move certain projects forward under the prior standards.

But here is the important part:

This is not a repeal. It is a proposed extension.

R.E.A.L. has not disappeared. The conversation has simply shifted from immediate implementation to a longer transition period and further review.

Why the Legacy Period Matters

The “legacy” period matters because it may allow certain complete applications to be reviewed under the prior rules instead of the new R.E.A.L. standards.

That may sound technical, but the practical impact can be significant.

If the new rules change elevation requirements, flood hazard considerations, stormwater obligations, wetlands review, or coastal permitting standards, then a project may need to be redesigned.

Redesigning is not just a paperwork issue.

It can affect:

• Architectural plans

• Engineering costs

• Construction estimates

• Permitting timelines

• Financing assumptions

• Builder pricing

• Investor returns

• A buyer’s willingness to move forward

This is why the extension matters. It may give certain projects more time to preserve a path that was already underway.

What I Have Been Hearing From the Field

The “real effect” of R.E.A.L. has been most visible in the planning and design stage.

Architects and builders have been trying to interpret how the rules apply to real properties. And when the rules are difficult to interpret, the entire process slows down.

A buyer may ask, “Can I build what I want here?”

A builder may ask, “Can I still use the design I know how to price?”

An architect may ask, “Do the plans need to change to meet the new standard?”

A seller may ask, “Will this affect what my property is worth?”

Those are not small questions.

Before R.E.A.L., some buyers and builders could rely more easily on familiar plans, familiar construction models, and familiar pricing. In some cases, a builder might have built a similar home several times and already had a strong sense of cost.

When the rules change, that comfort level changes.

Stock plans, spec plans, or frequently used designs may no longer be so simple. An architect may not want to sell or reuse a plan if they are not confident it will work under the new rules. A builder may not want to quote numbers based on a design that may later need major changes.

That uncertainty costs time. And often, time costs money.

What Buyers Need to Know

If you are buying a shore property, especially one that may involve renovation, expansion, lifting, or new construction, the biggest takeaway is this:

Do your due diligence early.

Do not wait until after attorney review to start asking whether the property can support your plans. Do not assume that because a similar home was built nearby, the same path will be simple today.

You may need input from:

• An architect

• A builder

• An engineer

• A surveyor

• A local zoning official

• A land-use attorney

• An environmental consultant

That may sound like a lot. I know. Buying a beach house already comes with enough moving parts. Add regulatory uncertainty and it can feel like someone threw wet sand into the gears.

But better questions upfront can prevent expensive surprises later.

What Sellers Need to Know

For sellers, this update matters because buyers are becoming more cautious and more sophisticated.

A buyer may not only ask, “What is the asking price?”

They may also ask:

• What flood zone is the property in?

• Is there an elevation certificate?

• Are there prior plans?

• Has anyone looked at buildability?

• Are there CAFRA, wetlands, stormwater, or flood hazard issues?

• Could a project qualify under legacy rules?

• What approvals already exist, if any?

Sellers do not need to become engineers overnight. Please don’t. We have enough people trying to become overnight experts on the internet.

But sellers can benefit from gathering useful documents and understanding how buyers may evaluate the property.

A well-prepared seller can create more confidence.

What Investors and Builders Need to Know

For investors and builders, the proposed extension may create opportunity, but it also creates urgency.

If a project may qualify under legacy rules, the details matter. It may not be enough to have a general idea, a rough sketch, or an informal plan.

The question becomes whether the application meets the standard for completeness under the applicable permitting process.

That is not something to guess at.

Investors should be especially careful with acquisition assumptions. A deal that works under one design, one elevation, one timeline, and one cost estimate may look very different if the project needs to be redesigned.

The extension may help, but it does not eliminate the need for precision.

What This Means for the LBI Market

On LBI and the surrounding mainland, R.E.A.L. is likely to matter most for properties involving redevelopment, major renovation, expansion, or new construction, especially in coastal, lagoon-front, bayfront, oceanfront, or flood-prone areas.

It does not mean every home is suddenly a problem.

It does not mean every property must be raised.

It does not mean buyers should stop buying or sellers should panic.

It means that real estate decisions at the shore are becoming more connected to land-use, flood-risk, and construction feasibility.

That is not new, exactly. We have always had to think about flood zones, elevation, insurance, zoning, and coastal conditions.

But R.E.A.L. raises the importance of getting the right advice early.

My Plain-English Takeaway

The proposed one-year extension is good news for people who need more time.

It may help reduce some of the immediate pressure, confusion, and disruption that came with the original July 2026 legacy deadline.

But it does not remove the need to plan carefully.

If you are buying, selling, building, renovating, or investing at the shore, the smartest move is to bring the right professionals into the conversation early.

In this market, the value of a property is not only about location, condition, and recent sales.

It is also about what can be done, how long it may take, what it may cost, and how confidently those answers can be understood.

That is where local knowledge, strong due diligence, and the right professional team make all the difference.

If you are considering a shore property purchase, sale, renovation, or rebuild, let’s talk through the questions you should be asking before you make your next move.

Laura Dunlap is a Long Beach Island real estate advisor with Berkshire Hathaway HomeServices Zack Shore Realtors®. She helps buyers, sellers, and investors make thoughtful, informed decisions on LBI and the surrounding mainland. With nearly three decades of local experience, Laura brings local market insight, practical guidance, and a steady hand to every move.

Thinking about buying, selling, renovating, or investing at the shore? Let’s talk through your next chapter.

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I hear this all the time.

“I didn’t want to bother you.”

And it’s usually followed by…

“I wish I had reached out sooner.”

After all these years in real estate, I’ve learned something simple but important:
The people who ask early almost always make better decisions.

Not because they know more.
But because they give themselves more options.

There are a few situations that come up again and again where I would always rather hear from you sooner rather than later.

1. “Can we just go look at a house?”

This one feels casual.

You see a house online. You drive by a sign. Maybe you stop into an open house just to take a look.

You’re not serious. You’re just curious.

But here’s what most people don’t realize…

That moment isn’t just about seeing a house. It’s often the moment representation begins.

Whoever shows you the property can become part of your transaction in ways that aren’t always obvious at the time. And once that happens, your options can become limited.

More importantly, you miss the opportunity to have someone advising you from the very beginning.

What looks like a simple showing is actually where strategy starts. It’s where you begin to understand pricing, value, and what matters in a property beyond what you see online.

I’ve had people call me after the fact, excited about a home but unsure about the process or the agent they connected with. At that point, my ability to step in is limited.

That’s the part that’s frustrating, not the call, but the timing.

2. “What is my home worth right now?”

Most people wait until they’re seriously thinking about selling before they ask this.

But you don’t need to be ready to sell to benefit from knowing.

Today, it’s easy to pull up an online estimate and get a number in seconds. But those numbers are based on algorithms. They don’t see your home. They don’t understand your condition, your upgrades, your location on the island, or what’s happening in the market right now.

And I’ve seen this more times than I can count…

Someone makes decisions; financial, personal, or even emotional, based on a number that isn’t accurate.

Sometimes it leads to overestimating what’s possible.
Sometimes it leads to hesitation when they actually have more opportunity than they think.

Knowing your home’s value isn’t about committing to a move.
It’s about having clarity.

And clarity gives you the ability to plan, even if you don’t act right away.

3. “I’m thinking about doing some work… is it worth it?”

This is the one that can cost people the most.

Yes, improvements can add value. But not all improvements add value in the same way.

I’ve worked with homeowners who spent significant money on projects they thought would pay off… only to find out later that the return wasn’t there.

Not because the work wasn’t done well.
But because it didn’t align with what buyers were looking for, or the timing didn’t make sense for their goals.

Sometimes the issue isn’t the project itself. It’s how much is spent, where it’s spent, or how it fits into the bigger picture.

A quick conversation before starting can help you think through:

• whether the investment makes sense

• how it impacts future value

• and whether it aligns with your long-term plans

Those are easier conversations to have before the money is spent than after.

Bringing It Together

None of these questions feel urgent in the moment.

They’re small. Casual. Easy to put off.

But they shape bigger decisions over time.

And when you ask them earlier, you give yourself more flexibility, better information, and stronger outcomes.

Final Thought

If something has been sitting in the back of your mind, a house you’re curious about, a number you’ve been wondering, or a project you’re considering, reach out.

These are exactly the conversations I want to be having.

Not when everything is decided.
But while you’re still thinking it through.

In my experience, it’s rarely the market that causes people to hesitate.
It’s uncertainty.

And the more clarity you have early on, the easier everything becomes.

Let’s Connect

If you want to talk through any of these, I’m always happy to help.

No pressure. No expectations. Just a conversation so you can make the best decision for where you are right now.

We’ve gotten used to speed.

You can ask a question and have an answer in seconds. Pricing insights, market trends, neighborhood data it’s all there, instantly. AI has only accelerated that.

And in many ways, it’s impressive. Helpful, even.

But standing in a home, deciding whether to buy it or deciding to sell a home you’ve owned for years doesn’t feel anything like that.

Because those decisions aren’t just about information.

They’re about something else entirely.

Information Is Instant. Understanding Takes Time.

AI is incredibly good at organizing information.

It can summarize markets, estimate values, and pull together data points faster than we ever could on our own. It gives you a starting point. A framework.

But it doesn’t interpret context.

It doesn’t weigh competing priorities. It doesn’t understand nuance, or timing, or risk in a way that reflects real life.

And that’s the difference.

Having access to information isn’t the same as knowing what to do with it.

Real Estate Is Personal

Most people don’t make a move because of a chart.

They make a move because something in their life has shifted.

A growing family. A desire to simplify. A new opportunity. A loss. A change in priorities.

After doing this for so many years, I’ve come to believe something pretty simple:

It’s life, not the market, that moves people.

The market provides context. It influences timing. It shapes opportunity.

But it’s rarely the reason.

What I’m Seeing Right Now

The interesting thing is, we have more data than ever.

And yet, the questions I’m hearing aren’t really about data.

They’re about timing.

Is this the right moment?
Should I wait?
What if things change?
What if I miss the opportunity?

Buyers aren’t struggling to find information. They’re trying to make sense of it.

Sellers aren’t unsure of what their home might be worth. They’re trying to understand how to position it in a market that feels like it’s shifting.

Investors aren’t lacking insight. They’re weighing risk in a more cautious way.

These aren’t spreadsheet questions.

They’re human ones.

Speed vs. Wisdom

AI gives you speed.

It gives you options, quickly.

But real estate decisions require something different.

They require discernment.

Knowing when to act. When to wait. When to adjust. And when something is right—even if it doesn’t check every box on paper.

AI can tell you what’s happening.

It can’t tell you what it means for you.

The Part That Doesn’t Show Up in Data

I’ve seen buyers walk into a home and know immediately.

Not because the numbers made sense, but because something about it did.

I’ve worked with sellers who needed time not because of the market, but because letting go of a home held meaning that no algorithm could measure.

Those moments don’t show up in data.

But they’re often the ones that matter most.

Because no one makes a life decision because an algorithm told them to.

They make it when it feels aligned.

We’re in a moment where information is abundant and instant.

And that’s a good thing.

But clarity still takes time.

It comes from conversation. From perspective. From understanding not just what’s happening in the market but what matters to you.

Because the right move isn’t always the fastest one.

If you’re navigating a move whether you’re ready or just starting to think about it I’m here as a resource.

Sometimes it just helps to talk it through.

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At the start of this year, it felt like the Long Beach Island market might move earlier than usual.

Interest rates were trending down toward 5 percent. Buyers were watching closely. There was a sense that once we got past winter, activity would pick up quickly and carry us into the spring season.

For a moment, that seemed likely.

But over the past several weeks, that early momentum has softened.

Not disappeared. Just slowed.

What Changed

This shift hasn’t come from one single cause.

It’s been a combination of factors that, together, influenced the pace of the market.

A prolonged stretch of cold weather and lingering snow made it difficult for homes to be shown and prepared. At the same time, interest rates, which had been trending downward, reversed course. Add in rising energy costs and broader global uncertainty, and you have a market that became more cautious almost overnight.

In a place like Long Beach Island, where many purchases are discretionary, that kind of uncertainty matters.

It doesn’t stop the market. But it does slow decision-making.

What the Data Is Telling Us

The numbers reflect that shift in pace.

Closed sales in March were down approximately 45 percent compared to the same time last year. At the same time, the median sale price reached $2,195,000, a 13 percent increase year over year.

That combination is important.

It tells us that demand is still present, but buyers are moving more deliberately.

To put that into context:

• Days on market increased by roughly 35 percent, meaning homes are taking longer to sell

• Sale-to-list price ratios are averaging in the 96 to 97 percent range, indicating negotiation has returned

• Inventory remains lower than last year, though it has begun to build slightly heading into spring

These shifts don’t point to a weak market, but they do reflect a change in pace and behavior.

Pricing Is Holding—But Not Uniformly

In March, the median sale price slightly exceeded the median list price, which tells us that well-positioned properties are still attracting strong offers .

At the same time, that strength is not consistent across the market.

Homes that are priced appropriately and show well are still moving. Others are taking longer and requiring adjustments.

This is where we begin to see the difference between a fast-moving market and a selective one.

Inventory Is Still Doing the Heavy Lifting

One of the most important parts of this market is what hasn’t changed.

Inventory remains lower than last year by a meaningful margin.

That limited supply continues to support pricing. Even with fewer sales and longer time on market, the lack of available homes is preventing downward pressure on values.

We are starting to see inventory build slightly as we move into spring, but not enough to shift the market in a significant way.

At least not yet.

A More Measured Buyer

What I’m seeing, both in the data and in conversations, is a more thoughtful buyer.

Not absent. Not disengaged.

Just more selective.

Buyers are taking more time, asking more questions, and focusing more closely on value, condition, and long-term use of the property.

And with negotiation back in the process, they’re approaching decisions with a bit more patience.

A Note on Investor Behavior

With my ear to the ground, particularly among builders and investors, I’m seeing more hesitation than we’ve seen in recent years.

That doesn’t mean they’ve stepped away from the market.

But they are approaching opportunities more carefully.

They’re watching costs, evaluating risk, and being more selective about where they commit. That alone can influence the pace of activity, particularly in areas where redevelopment and renovation are a factor.

Sellers Are Still Adapting

Interestingly, expired listings have not increased, suggesting that sellers are adjusting to the market rather than missing it altogether.

That’s an important distinction.

It tells us that while the market has slowed, it is still functioning—and participants are responding to it in real time.

What This Market Is—and What It Isn’t

It’s easy to misread a slower start as a sign of something more significant.

But that’s not what the data supports.

This is not a declining market.

And it’s not a market that’s accelerating either.

It’s a market that is adjusting.

Prices are holding. Inventory is still limited. Activity is more measured and selective.

In many ways, this is what a more balanced market looks like.

3 Key Takeaways

• The market started slower than expected, influenced by weather and broader uncertainty

• Prices remain strong, supported by limited inventory

• Buyers and investors are more selective, creating a more balanced dynamic

What to Do With This

If you’re a seller, this is still a strong market, but strategy matters more than timing alone. Pricing and presentation are what separate the homes that move from the ones that sit.

If you’re a buyer, you may find more time to evaluate opportunities and more room to negotiate than in recent years.

If you’re an investor, the opportunities are still there, but they require careful analysis and a clear understanding of costs and return.

If you’ve been watching the market and wondering how these shifts affect your plans, I’m always happy to talk it through.

Sometimes a quick conversation is the easiest way to make sense of it.

You may have seen the headlines making the rounds about a homeowner who supposedly sold his house using AI.

At face value, it sounds like something out of the near future. The way it was presented, it seemed as if he typed in a few prompts, let AI handle the marketing, find a buyer, guide negotiations, and the house sold.

But when you listen more closely to the seller’s own account, the story becomes more grounded and more familiar.

AI didn’t sell the house. It supported the process.

He used it to generate ideas around pricing, marketing, and to better understand how a real estate transaction works. He also hired an attorney to review the contract. And at several points, he needed help navigating decisions in real time.

That’s where something important and often left out of the headlines comes into play.

The Part That’s Not Getting Talked About

According to reporting from the National Association of Realtors, there was a real estate agent involved.

Not representing the seller, but representing the buyer.

And in the process, doing far more than simply bringing a buyer to the table.

The agent was fielding calls from the seller throughout the transaction sometimes early in the morning, sometimes late at night helping answer questions, clarify next steps, and guide him through situations he hadn’t anticipated.

In other words, many of the things a listing agent typically does.

Because even with access to information, the process itself still requires interpretation, timing, and judgment.

What This Really Was

When you strip away the headlines, this wasn’t a fully automated sale.

It was a For Sale By Owner transaction.

That’s not new. Every year, a percentage of homeowners choose to go that route. Some have success. Many realize quickly that the process is more involved than they expected.

The difference here is simply the tool.

Years ago, the headline might have been:
“Homeowner sells house using the internet.”

Today, it’s AI.

Different technology. Same idea.

Because technology can help you get into the process. It doesn’t replace the experience required to navigate what happens once you’re in it.

And Yet, FSBO Is at an All-Time Low

What’s particularly interesting is that despite all of the tools now available online platforms, marketing software, and now AI For Sale By Owner transactions account for just 5% of home sales.

That’s an all-time low.

At a time when information is more accessible than ever, the majority of sellers are still choosing to work with a real estate professional.

Not because the tools aren’t useful. They are.

But because there’s a difference between having access to data and knowing how to apply it when it matters most.

Pricing strategy. Buyer behavior. Negotiation dynamics. Inspections. Appraisals. Timing. And the unexpected moments that almost always come up along the way.

Those aren’t theoretical. They’re situational.

And that’s where experience tends to make the biggest difference.

Where AI Fits—And Where It Doesn’t

This is where I think the conversation gets more useful.

AI is not the problem. In fact, it’s a really helpful tool.

It can generate listing descriptions in seconds. It can analyze pricing trends. It can even help organize marketing ideas and give sellers a sense of how the process works before they even get started.

And for many people, that’s empowering.

But there’s another side to this that doesn’t get talked about as much.

AI can’t read the room during a negotiation. It can’t pick up on hesitation in a buyer’s voice or understand when someone is emotionally attached to a property in a way that affects how they respond.

It doesn’t understand the nuances of a market like Long Beach Island, where two homes that look similar on paper can have very different values depending on the street, the view, or even the feel of the location.

And it doesn’t manage timing, relationships, or risk when something unexpected comes up which, in real estate, it almost always does.

That’s the part of the process where experience tends to matter most.

The Real Takeaway

AI can absolutely support the process.

But it doesn’t replace the strategy.

If you’re curious how your home would actually perform in today’s market with both data and a real strategy behind it I’m always happy to have that conversation.

February’s data on Long Beach Island requires context.

This winter has been unusually harsh. Snow remained on the ground for weeks. Temperatures stayed cold. Access to homes was limited in ways we rarely experience here.

Weather does not change long-term fundamentals. But it can slow short-term activity.

With that in mind, here is what the numbers are telling us.

Pricing: Stable, Not Accelerating

The median sale price in February was $1,690,000, essentially unchanged from February 2025.

That stability is notable.

Median list price rose to $2,442,500, up significantly year over year. This likely reflects a greater concentration of higher-end inventory entering the market rather than broad-based appreciation.

Sale prices did not increase at the same rate as list prices. Buyers remain disciplined.

The data suggests pricing stability rather than upward acceleration.

Inventory: The Dominant Variable

Active listings declined nearly 50 percent compared to February 2025.

That scale of contraction exceeds typical seasonal fluctuation.

New listings are also running below last year’s levels. Some of that may reflect delayed preparation due to winter conditions. Homes with freeze damage, limited access, and travel disruptions slowed both listing and showing activity.

Even accounting for weather, supply is tight.

When inventory compresses at this level, price stability is more common than volatility.

We are seeing that now.

Sales Volume and Absorption

Closed sales declined 36 percent year over year.

That decline aligns with reduced inventory. Fewer available homes naturally lead to fewer transactions.

However, median days on market dropped to 23 days, down significantly from last year.

That combination tells an important story.

This is not a market lacking demand. It is a market constrained by supply.

Properly priced homes are moving quickly.

Negotiation Environment

The sale-to-list ratio improved to 97.2 percent, up from 95.4 percent last February.

Buyers are negotiating less than they were a year ago.

That does not indicate urgency. It indicates selectivity.

Strong properties command attention. Overpriced properties stall.

Expired listings remained steady, reinforcing that pricing accuracy remains critical.

A Measured Transition Into Spring

After nearly three decades on LBI, I can say this winter has been unusual.

Snow lingering on walkways, homes difficult to access, frozen pipes, delayed repairs. These conditions slow preparation and visibility.

Markets do not move in isolation from environment.

As weather improves and access normalizes, we may see an increase in new listings and showing activity.

The coming months will clarify whether February’s low inventory reflects temporary delay or continued structural tightening.

Three Key Takeaways

1. Inventory is driving current conditions.

2. Pricing is stable, not surging.

3. Demand remains present, but selective.

Strategic Positioning

For Sellers
Low inventory provides support, but pricing discipline is essential. As more listings emerge this spring, competition may increase.

For Buyers
Supply is limited, but competition is not frenzied. Strong properties require decisiveness.

For Investors
Tight supply supports long-term value stability. Watch absorption rates closely as new listings enter the market.

This is not a dramatic market.

It is steady, supply-constrained, and measured.

Weather may have delayed activity, but it did not erase demand.

As conditions normalize this spring, the key variable to watch will be new inventory.

If supply expands meaningfully, transaction volume will likely follow.

If it does not, pricing stability will remain the dominant theme.

For buyers and sellers alike, this is a market that rewards preparation over reaction.

Understanding the structure of the market matters more than reacting to a single month’s headline.

And right now, structure points to tight supply, disciplined buyers, and selective movement heading into spring.

This piece grew out of conversations I’ve had with families navigating life transitions where a home becomes part of the story. While headlines often focus on numbers and trends, the lived experience is far more personal. My hope is that this reflection encourages thoughtful conversations before decisions feel urgent.

There’s been a great deal of conversation lately about what’s being called the “great wealth transfer.” Articles describe trillions of dollars moving from one generation to the next. The numbers are large. The headlines are bold.

But when you step away from the headlines and into real life, the story feels different.

Often, inherited wealth doesn’t arrive as cash. It arrives as a home.

A house where holidays were celebrated. Where children grew up. Where routines formed and seasons changed. A property that was paid down slowly, maintained carefully, and held onto for decades.

And when that home passes to the next generation, what arrives first is not money.

It’s responsibility.

Property taxes still come due. Insurance must remain in place. Utilities continue. If the home sits vacant, maintenance can actually increase rather than decrease. There are administrative steps that often take longer than expected. Probate timelines. Title questions. Coordination between siblings. Decisions about repairs, timing, and next steps.

Even with good intentions, complexity surfaces.

Over the years, I’ve watched adult children stand in kitchens filled with memories, trying to balance grief with logistics. Love for a home does not automatically answer the question of what to do with it.

The phrase “generational wealth” can create expectations that don’t always match reality. Yes, some properties carry significant equity. But once mortgages, liens, repairs, and selling costs are factored in, what remains is often meaningful without being transformative.

Proceeds may help pay down debt. Rebuild savings. Cover education. Provide a down payment. Create breathing room during uncertain seasons.

That kind of support matters. It provides stability. But it rarely resembles the dramatic lifestyle shift that popular narratives suggest.

The part we talk about least is conversation.

Discussing what will happen to a home someday can feel uncomfortable. Many homeowners intend to stay in their homes for the rest of their lives. Planning ahead may feel unnecessary, or even premature.

But silence does not remove complexity. It simply postpones it.

Thoughtful preparation does not require dramatic action. It can be as simple as understanding the home’s condition, keeping records organized, knowing its likely market value, and clarifying who will handle what when the time comes.

A home holds history. It also holds responsibility.

When handled with openness and care, it can become a source of support during transition rather than a source of stress.

Perhaps the most valuable thing we pass on isn’t the house itself, but the preparation that surrounds it.

This reflection first surfaced in my monthly LBI Real Estate Insider newsletter, where I share local market insights and thoughts on how life transitions shape real estate decisions.

If you’d like to receive those updates directly, you can subscribe here.

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Inventory: Scarcity Is Back

With just 107 active listings, January 2026 reflects one of the tightest winter inventories we’ve seen in five years. Compared to January 2025, available homes were cut nearly in half. This is not seasonal softness. It reflects long-term owner confidence and a continued reluctance to sell unless the move truly makes sense.

For buyers and investors, this reinforces one thing: waiting for “more choices” is not a strategy. Supply remains structurally constrained.

Sales Activity: Quietly Steady

Closed sales dipped slightly year over year but improved month over month. That matters. January closings often reflect decisions made late in the fall. The fact that sales increased from December tells us serious buyers are still stepping forward when the right property appears.

This is a market driven by intention, not urgency.

Pricing: Strength with a Filter

The 15% year-over-year jump in median sale price confirms that values on Long Beach Island continue to hold firm. The dramatic month-over-month increase reflects a shift in the mix of homes that sold, with higher-end properties leading January activity.

Price strength remains real. But it is not automatic. Buyers are paying for quality, location, condition, and clarity. They are not paying for wishful pricing.

Days on Market: The Patience Gap

Average days on market climbed to 79 days, up sharply from both December and last January. This is one of the most important signals in the data.

Homes are selling, but they are taking longer. Buyers are doing more due diligence. Investors are running numbers more carefully. Emotional or rushed decisions are rare right now.

For sellers, this underscores the importance of getting it right from day one.

Expired Listings: Fewer,but Still Meaningful

Expired listings dropped year over year, which is a positive sign. However, 35 homes still failed to sell in January, despite extremely low inventory.

That tells us something important. Scarcity alone does not sell a home. Strategy does.

What This Means for You

For Buyers:
Low inventory means competition still exists, but patience is rewarded. Well-prepared buyers with clarity are finding opportunities, especially when listings sit longer than expected.

For Investors:
This is a market that rewards discipline. Pricing strength supports long-term value, but today’s returns depend on buying correctly, not quickly.

For Sellers:
Pricing and presentation matter more than ever. Buyers are not chasing. Homes that launch thoughtfully continue to sell. Homes that miss the mark stall.

My Perspective

January markets often preview the year ahead. This one suggests 2026 will be defined by selective momentum. Not hot. Not soft. Strategic.

If you’re thinking about buying, selling, or repositioning an investment this year, this is the moment to talk through options while the market is still giving us room to plan.

Let’s connect and build the right strategy for your next chapter.

Life events — not market shifts — should lead the way.

Here are five timeless strategies to help you make real estate decisions from a place of clarity, not confusion:

1. Let Your Life Lead

A growing family, an empty nest, a fresh start, or a long-awaited retirement these are the real signals that it may be time to move. Not the latest interest rate headline.

2. Know Your Numbers

Rates fluctuate, but your personal financial readiness is the key. Can you afford the move comfortably? Do you know your equity or down payment position? That’s what matters most.

3. Don’t Chase the “Perfect” Market

Waiting for the exact bottom or top is often a recipe for inaction. Life won’t wait and neither should you if it’s time to turn the page.

4. Stay Informed — Without Getting Stuck

It’s smart to understand trends. But analysis paralysis helps no one. Tune in to the market, but trust your own timeline.

5. Work With Someone Who Gets It

You deserve a guide who understands both the data and your season of life. Good agents help you weigh personal timing and market conditions to make a clear, confident decision.

📍 Need clarity around your next move? Let’s have a no-pressure conversation and talk about what makes sense for you not just what the market says.

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For many people, buying or selling a home is far more than a simple transaction it’s a major life event. As real estate agents, we’re not just selling properties; we’re coaching people through transitions. A good agent helps someone get clear on what they truly need, guiding them to make a move based on personal timing, not just the state of the market.

Especially in second-home markets or lifestyle communities like Long Beach Island, real estate decisions often reflect what’s happening in someone’s life not just the numbers on a mortgage calculator.

Understanding the 5 D’s

There’s a concept in real estate that gets to the heart of why people move:
The 5 D’s: Diapers, Diamonds, Divorce, Death, and Downsizing.
(Some even add a sixth: Diplomas like when kids graduate or move out.)

These life events often trigger a change in housing needs:

• Diapers: A growing family that needs more space.

• Diamonds: A new marriage, engagement, or financial milestone.

• Divorce: A separation that requires new living arrangements.

• Death: A loss that leads to estate sales or life reevaluation.

• Downsizing: A shift in lifestyle or retirement.

• Diplomas: An empty nest or adult children moving on.

These aren’t market-driven decisions they’re life-driven.

When Life Changes,Real Estate Follows

There’s a lot of noise around timing the market waiting for lower rates or better deals. But real life rarely syncs with perfect conditions. Trying to “time the market” can lead to stress and missed opportunities.

Here’s what I’ve learned again and again:
The best time to move is when your life says it’s time.

Real Transitions, Real Timing

On LBI, I’ve helped longtime owners let go of beach homes after their kids stopped visiting. It wasn’t about market highs, it was about recognizing that the house had served its season.

And I’ve worked with couples embracing what I call a “downsizing-to-upsize” move: they sell their large year-round home and use the proceeds to buy a smaller primary residence and a vacation property. One couple sold their suburban house, bought a cozy condo near their grandkids, and fulfilled their dream of owning a beach house on the Jersey Shore. For them, the beach house wasn’t about investment returns — it was about building a place where adult children and future grandkids could gather for summers. It was the right time for them, not the right time in the market.

In second-home and vacation markets, decisions are often nuanced. Some buyers view a second home as both a lifestyle asset and an investment, mindful of potential rental income or appreciation. But even then, most act when they reach a personal milestone retirement, financial readiness, or simply a long-held dream they’re ready to live.

Sellers, too, tend to list not because the market has peaked, but because their lifestyle has shifted maybe they’re no longer using the property or want to redirect their energy elsewhere.

The Market Is Changing — So Are Buyers

Here’s a stat that says a lot:
The average age of a first-time homebuyer is now 40, the highest in history.

For second-home buyers, the average age climbs even higher often into the mid-50s and 60s. People are waiting longer to marry, have children, or settle down, and their housing decisions are following suit. We’re seeing people buy their first homes at 40 and sell vacation homes in their late 60s. The market is shifting in step with the rhythm of modern life.

What This Means for You

If you’re thinking about buying or selling, ask yourself this:
Is something changing in your life?

Are the kids out of the house? Is a new baby on the way? Are you ready to retire to somewhere you love?

If the answer is yes, then it might be time. Not because the market is “perfect” but because you are ready.

Investors Think Differently

It’s worth noting that investors and commercial buyers approach timing with a different mindset. They watch interest rates, economic cycles, and financial forecasts closely. Their goal is ROI.

But most homeowners especially those buying for lifestyle are guided by something else: life transitions.

That’s why I tailor my advice to each client’s priorities. With investors, we’ll talk cap rates and comps. With families relocating or retirees downsizing, we focus on lifestyle, location, and timing that fits their season.

Understanding why someone is moving helps guide how we make the move.

Final Thought

The 5 D’s remind us that real estate is personal. It’s emotional. It’s about aligning your next move with your next chapter. And when you move with clarity and a trusted guide you’re not just changing your address.
You’re owning your next chapter.

📬 Know someone in a season of transition? Share this article with them. Ready to talk through your own next step? I’m here when you’re ready.

Even as mortgage rates ease and inventory improves, many buyers and sellers remain hesitant. Not because they lack interest but because economic anxiety is shaping how people evaluate risk.

Recent consumer surveys show widespread concern about job security, debt, and everyday expenses. Millennials and renters, in particular, report heightened unease as they weigh major financial decisions.

This tension creates a common question:
Is now the right time to buy or sell?

From a purely analytical standpoint, it’s tempting to answer by looking backward.
The best time to buy was years ago.
In some markets, the best time to sell has already passed.

Those answers may be technically accurate but they miss what actually drives most decisions.

Most people aren’t trying to time the market like investors.
They’re navigating life transitions: growing families, downsizing, relocation, career changes, retirement.

In moments like these, certainty is rarely available.

What matters more is readiness.

Readiness comes from clarity:

• clarity about goals

• clarity about financial comfort

• clarity about timing as it relates to life, not headlines

Market data still matters. It always does.
But data is most useful when it’s applied in service of a clear objective.

When people feel stuck, it’s often not because conditions aren’t favorable.
It’s because they haven’t yet aligned the decision with what they want next.

As we move into 2026, the market will likely reward informed, intentional decision-making not perfectly timed moves.

The most confident buyers and sellers won’t be the ones who waited for certainty.
They’ll be the ones who got clear and acted when the decision fit their lives.

Q4 2025 offered some of the clearest signals about the Long Beach Island market heading into 2026. The takeaway isn’t certainty about what comes next, but clarity about how buyers and sellers are behaving now and how to respond thoughtfully.

As we step into a new year, I’m hearing the same questions again and again from homeowners, buyers, and investors on Long Beach Island.

Is the market slowing?
Is pricing holding?
Is this the right time to buy or sell, or should I wait?

They’re fair questions. Big decisions deserve thoughtful answers.

What I’ve learned after decades of guiding people through real estate decisions, and through many market cycles, is this: the most useful answers don’t come from predictions. They come from clarity.

And one of the clearest lenses we have right now is the fourth quarter of 2025.

Why Q4 Matters More Than Headlines

The fourth quarter removes much of the noise that dominates spring and summer markets on Long Beach Island.

There’s less urgency and fewer emotional decisions. Buyers and sellers who are active in Q4 tend to be deliberate. They’re paying attention. They’re making choices based on reality rather than momentum.

That’s why Q4 often tells us more about where the market is headed than any forecast.

A Few Numbers That Ground This Perspective

When we compare Q4 2025 to Q4 2024 on Long Beach Island, the data supports what many people were sensing intuitively.

Sales volume declined modestly year over year, reflecting more selective buyers rather than a lack of demand. Buyers were still active, but they moved with intention.

Median days on market increased, signaling a slower pace. Homes took longer to sell, and pricing and preparation mattered more than timing.

Sale price to list price ratios softened slightly, giving buyers more room to negotiate. Well-positioned homes still sold. Overpriced homes did not.

Expired listings rose as Q4 closed, reinforcing a clear shift. Today’s market is no longer forgiving of aspirational pricing.

I intentionally focus on what these signals mean, rather than overwhelming people with charts or percentages. Numbers matter, but understanding behavior matters more.

Taken together, these signals don’t point to a market in trouble. They point to a market recalibrating.

2025 Was a Reset, Not a Retreat

Looking at the full year provides essential context.

Median sale prices on Long Beach Island remained resilient. Sales volume moderated after several years of unusually high activity. Inventory increased enough to restore balance without creating distress.

This was not a downturn year. It was a reset year.

And resets require clarity.

Where Sellers Are Getting Stuck

One of the most common challenges I’m seeing right now is pricing anchored to last year’s results.

Many sellers are still referencing what similar homes sold for in 2024, without fully accounting for how buyer behavior has shifted.

Today’s buyers are informed and patient. When a home launches above market value, it often sits, loses momentum, and ends up chasing the market downward. Homes priced realistically from the start continue to sell and often negotiate from a stronger position.

The difference isn’t luck. It’s strategy.

Buyers Have More Room to Breathe

For buyers, conditions are more favorable than they were a year ago.

Competition has eased. Inspections and contingencies are back. Negotiation is once again part of the process.

That doesn’t mean every property is a bargain. It means buyers who are clear about their goals, budget, and timing can move thoughtfully rather than reactively.

Why Clarity Matters More Than Certainty

This is where real estate decisions and life decisions start to overlap.

I’ve watched people delay moves for years because they were waiting for certainty. They wanted the perfect timing, a guaranteed outcome, or reassurance that they couldn’t make a mistake.

Certainty is rare. Markets change. Life changes. Conditions shift.

Clarity, on the other hand, is available.

Clarity comes from understanding what matters most to you right now. Your lifestyle. Your finances. Your tolerance for risk. Your timeline. Your vision for the next chapter.

I’ve seen people move forward confidently without guarantees because they were clear about their priorities. I’ve also seen people stay stuck because they were waiting for conditions that may never arrive.

The same principle applies whether you’re considering a real estate move, a career shift, or a life transition.

What This Means for 2026

Markets often shift quietly before they feel obvious. Q4 2025 offered early signals that are shaping decisions in 2026.

This market rewards informed decisions, realistic expectations, and thoughtful strategy. It does not reward assumptions based on last year’s headlines.

If buying or selling is on your radar this year, a conversation about your specific situation will be far more useful than general forecasts. The right move depends on your goals, your timeline, and today’s conditions not yesterday’s market.

I don’t believe in pushing people into decisions. I believe in helping them find clarity so they can move forward with confidence, whether that means acting now or waiting intentionally.

If you’d like to talk through what this market means for you, I’m always happy to have that conversation.

After nearly 30 years in real estate, I’ve learned that most transactions don’t fall apart because of one big mistake. They unravel because of a handful of small misunderstandings.

Price, condition, timing, presentation these things matter more than trends, headlines, or what worked for a neighbor three years ago. This week, I’m sharing some of the most consistent truths I’ve seen play out again and again in this market.

Not rules.
Not hype.
Just experience.

15 (and Then Some) Things I Know to Be True About Real Estate

I’ve been licensed since 1996.
I’ve worked through booming markets, frozen markets, crashes, rebuilds, and everything in between.

What I’ve learned is this: real estate isn’t mysterious but it is often misunderstood.

Here are some of the truths that show up in almost every successful transaction.

1. Price isn’t always the problem—but it is always the solution

If a home isn’t selling, something is off. Condition, marketing, and timing all matter but price is the lever that ultimately moves the market.

2. A home is worth what a buyer is willing to pay for it

Not what you paid.
Not what your neighbor got.
Not what it “should” be worth.

Value is determined at the moment a ready, willing buyer steps forward.

3. When a home is priced right, it sells

Often quickly.
Sometimes quietly.
Almost always without drama.

4. Cheap fixes and rushed updates often lead to lower offers

Buyers can spot shortcuts. They may not articulate it, but it shows up in hesitation, concessions, or reduced offers.

5. Upgrades don’t always increase value—but they often increase the sale price

They reduce friction. They increase confidence. And confidence is what brings stronger offers to the table.

6. Buyers notice what they want to change before they notice what you’ve updated

That doesn’t mean updates don’t matter. It means expectations matter more.

7. Everything is negotiable

Price.
Timing.
Terms.
Repairs.
Occupancy.

Understanding what to negotiate and when is often more important than how hard you negotiate.

8. Time is always of the essence

The first week matters. Momentum matters. Delay is rarely neutral.

9. Location still matters—probably more than anything else

You can improve a house. You can’t change where it sits.

10. Cleanliness is not optional

It signals care. It signals pride. It signals how a home has been maintained even when that assumption isn’t entirely fair.

11. Curb appeal creates the first—and strongest—impression

Buyers decide how they feel before they walk through the front door. Everything inside has to catch up to that first moment.

12. Pet odor and clutter leave the longest-lasting impression

More than paint colors.
More than countertops.

These are emotional deal-breakers for many buyers.

13. Neutral paint and simple décor appeal to the widest audience

Selling isn’t about self-expression. It’s about helping buyers see themselves in the space.

14. How a negotiation starts sets the tone

First offers matter not just for price, but for trust. A negotiation that begins with clarity and respect is far more likely to move forward than one that starts with posturing or gamesmanship.

15. In real estate, reputation is currency

Markets are small, even when they look big. How an agent shows up how they price, negotiate, communicate, and follow through shapes outcomes in ways that never appear on a contract but influence every one.

A Few More Truths I’ve Learned Along the Way

• Marketing can’t fix a pricing problem—but pricing can fix bad marketing
• Overpricing early usually costs more than reducing later
• Emotion drives decisions, but logic sets the ceiling
• Not every home should be marketed the same way
• Strategy matters more than trends
• The right plan reduces stress, second-guessing, and regret

After all these years, I’ve come to believe that good outcomes aren’t accidental. They’re the result of clear expectations, honest conversations, and decisions grounded in reality not hope.

That’s what I try to bring to every transaction.

Every year, the LBI market has its own rhythm, its own energy, its own timing, its own way of waking up. When I looked at the November numbers this year, something clicked immediately: 2025 didn’t follow the typical spring pattern. It moved earlier, faster, and with more conviction.

And here’s what matters most:
The signs suggest we may see the same early momentum again next year.

This is the kind of shift that doesn’t show up if you’re just scrolling listings or glancing at headlines. But it becomes obvious when you study the data month over month, year over year and when you’ve lived and worked through more than 25 seasons of LBI market cycles.

Let me walk you through what I’m seeing.

🌅 The Market Woke Up Early in 2025 Much Earlier Than 2024

One of the clearest indicators of buyer urgency is Days on Market specifically, how long it takes for a home to go under contract.

Here’s the pattern that stood out:

• March 2024: homes took 83 days to go under contract

• March 2025: homes took 37 days

• May 2024: 105 days

• May 2025: 52 days

That’s not a small shift. That’s a market waking up early.

When properties start going under contract faster and months ahead of when we’d typically expect that tells me buyers aren’t waiting. They’re stepping in earlier, and they’re decisive when they find the right property.

This is important for anyone planning to buy or sell in this year and next, because timing becomes a strategic advantage.

📉 Inventory Is Tightening And That Changes the Dynamics

One of the biggest trends this November is the drop in available homes:

• 281 active listings (Nov 2024)

• 139 active listings (Nov 2025)

A 51% decline is substantial.
Low inventory isn’t just a data point it shapes buyer psychology, seller leverage, and speed.

And historically, whenever the market goes into January with reduced supply, the early wave of spring buyers faces more competition for fewer properties.

That’s exactly what happened in early 2025.

🏡 Why Sellers Should Start Preparing Now

If you’re thinking about selling, here’s what I want you to know:

The first wave of serious buyers shows up before the daffodils do.

The homes that close in April or May?
Those contracts were signed in February and early March.

And in 2025, the market moved even sooner.

Here’s what that means for you:

• January and February are preparation months

• March is when serious buyers show up

• Those who list early capture the highest urgency

• Well-prepared, well-priced homes move quickly

If your goal is to sell next year, now is the perfect time to start planning the steps that will make your home stand out in a low-inventory, early-moving market.

🔎 Why Buyers Should Lean Into Winter Instead of Waiting for Spring

Winter is the overlooked window of opportunity on LBI.

Yes, inventory is lower.
But so is buyer competition.

Here’s what the November data shows:

• Days on Market are naturally longer in winter

• Sellers entering the holiday season are often more flexible

• The intense competition doesn’t kick in until March

• And the best deals often happen quietly before everyone else wakes up

If you want to avoid the fast-paced spring market, winter is where the leverage is.

And with early 2025 showing faster buyer movement, getting prepared in advance gives you a clear edge when the right home comes along.

🔮 Looking Ahead: What This Means for 2025

Based on everything we’re seeing inventory levels, Days on Market, buyer urgency, and year-over-year patterns I expect 2025 to be another year where:

• the early spring cycle starts early,

• well-prepared homes get the most attention,

• buyers who wait may face more competition,

• and the market remains steady for quality, well-priced properties.

My best advice?
Use this winter intentionally.
Whether you’re buying or selling, the steps you take now set you up for success in the first and strongest

wave of the new year.

If you’d like help planning your move for 2025, I’m always here to talk strategy with you.

👉 Schedule a time with me:
https://calendly.com/lauradunlap/meeting

Housing affordability has been a national challenge for years, and here on Long Beach Island where prices and demand run high every new idea gets attention. Two proposals now being discussed at the federal level could make waves in our market: 50-year mortgages and portable (or assumable) home loans.

They’re designed to address rising costs, low inventory, and the “rate-lock” effect keeping homeowners frozen in place. But would they actually help LBI buyers and sellers?

Let’s break it down.

Stretching to 50 Years: A New Mortgage Option

Imagine paying off a mortgage over half a century instead of 30 years.

Federal housing officials have floated the idea of a 50-year fixed-rate mortgage.

A longer term means a slightly lower monthly payment. For some borrowers, stretching a traditional loan to 50 years could reduce payments by a few hundred dollars
But the tradeoff is big:

• You’d pay significantly more interest over the life of the loan.

• You’d build equity much more slowly, since early payments go almost entirely toward interest.

• Some experts call it a “mortgage for life,” while others say it could open the door to homeownership.

So why consider such a long-term mortgage now? Housing costs are at historic levels. With prices and interest rates both elevated, Americans are spending nearly 39% of their income on housing.

Policymakers are looking for ways to ease that pressure and ultra-long loans are one idea on the table.

Portable Mortgages: Taking Your Loan With You

Now imagine you could take your low-rate mortgage with you when you move. That’s the concept behind a portable mortgage.

Right now, homeowners with 3% rates are reluctant to sell because they’d have to replace those loans with today’s higher rates. These “golden handcuffs” are a major reason inventory is so limited.

Portable or assumable mortgages could change that:

• A portable mortgage lets a seller transfer their existing mortgage to their next home.

• An assumable mortgage allows a buyer to take over the seller’s loan, keeping its low rate.

The Federal Housing Finance Agency (FHFA) is exploring both options to address the national rate-lock problem.

Will this be easy? No. Most U.S. mortgages aren’t built to travel from house to house. But the fact that it’s even being discussed shows how urgent the need has become.

What Could This Mean on LBI?

On Long Beach Island where the median home price is around $1.8M
these proposals could have real implications.

For Buyers

• A 50-year mortgage could make monthly payments more manageable.

• It might help some families finally enter the LBI market.

• Investors might use longer terms to increase rental cash flow.

For Sellers

• More buyers could qualify for high-priced homes.

• But increased affordability could fuel even higher prices due to limited inventory.

For Inventory

• Portable or assumable 3% mortgages could bring longtime owners back into the market.

• More listings = more opportunities for buyers.

• An assumable low-rate loan could even become a selling feature.

A Local Perspective: Hopeful Caution

As someone who works with LBI buyers and sellers every day, I see potential in these ideas along with some caution flags.

A 50-year mortgage might unlock the door for certain buyers. Portable or assumable loans could free current owners who feel stuck. But none of these proposals are magic fixes. Every option comes with tradeoffs, fine print, and long-term considerations.

Still, if even one of these solutions helps more people take the next step in their LBI journey whether buying, selling, or transitioning to a new home that’s something worth paying attention to.

If you want to talk through how these proposals might affect your plans, I’m always here to help.

Sources

CBS News
CTPost
HousingWire

📩 Have questions? Want to chat? Let’s connect.

Thanks for reading,
Laura

The Memory Tree That Started It All

My favorite holiday tradition isn’t listed on any official calendar. It stands quietly near the wooden jetty in Holgate: the Christmas Tree by the Silver Sands Surf Club.

Started in 2019, this beautiful tradition has become a community memory tree decorated not with glitter or tinsel, but with shells with names, messages, and prayers. It provides us a chance to remember and reflect upon our loved ones, family, friends, and our beloved pets. In the spring, the SSSC privately and reverently reads, then respectfully returns each shell to the ocean. The tree is an annual tradition which brings people together and connects us with those who have departed and loved the beach.

From One Shell to a Garden of Healing

In 2020, as the world paused during the pandemic, I began leaving shells with words of hope and healing around the community. There was no formal plan, just a heartfelt gesture to lift spirits and stay connected.

When I later partnered with Elizabeth Beaty through the Sea Change Recovery Community Organization, we brought those intentions into focus. Together, we created the Shell Garden of Hope, near the Wooden Jetty in Holgate, a physical space where those messages could take root, and where others could join in.

Today, the Shell Garden lives on as a year-round extension of the Silver Sands tree. Both invite reflection, remembrance, and quiet connection.

📸 You can follow along and see the journey on my visual journal:
👉 @shellfirmations on Instagram

2025 Holiday Happenings on LBI

Holiday magic is alive across the island. Here are a few of my favorite local events and traditions:

LBIF Holiday Market

November 24–26
A curated market of local artists and makers—perfect for handmade, heartfelt gifts.

St. Francis Center’s Merry Market

December 2
Festive, family-friendly, and rooted in community giving.

Barnegat Light Tree Lighting

December 1
Gather by the lighthouse for cookies, music, and cozy community cheer.

Santa Arrives by Boat – Ship Bottom

December 8 at 6:30 PM
Santa arrives at the 10th Street Boat Ramp and rides a fire truck to the old Borough Hall (West 10th Street) for tree lighting and carols.

Ship Bottom Christmas Parade

December 7
Floats, firetrucks, marching bands, and cocoa—this one’s a local legend.

Beach Haven Tree Lighting & Carriage Rides

Early December (TBA)
Twinkling lights, wreaths, and horse-drawn rides through a Hallmark-style downtown.

Come Be Part of the Tradition

Whether you’re shopping small, singing carols by firelight, or placing a quiet shell beneath the jetty tree, I hope you find joy in LBI’s quieter kind of holiday magic.

🕯️ Let’s celebrate together with remembrance, light, and community.

While national housing data shows inventory rebounding up 15.3% year-over-year, with new listings up 5.1%, and median list prices holding nearly flat (+0.4%) LBI continues to move in the opposite direction.

On the island, active listings dropped 50% compared to last year, with just 136 homes for sale in October. New listings also fell 26% year-over-year, and months of inventory tightened to 4.0, a 55% decline from October 2024.

Yet, despite the shortage of options, the market hasn’t gone cold. Closed sales rose 27% year-over-year, and the median sale price of $1.73 million is up slightly (+1.3%) from last year.

Nationally, the slowdown in appreciation has cooled some buyer urgency but not here. As other markets adjust to higher inventory, LBI continues to reflect its unique mix of limited supply, steady second-home demand, and lifestyle-driven buying decisions.

📊 October 2025 at a Glance

Metric Current MoM YoY

Active Listings 136 –27.3% –50.0%

New Listings 42 –10.6% –26.3%

Closed Sales 38 –11.6% +26.7%

Median Sale Price $1,734,000 –10.2% +1.3%

Median List Price $2,100,000 –4.5% –2.3%

Months of Inventory 4 0.0% –55.6%

Key Takeaways

For Buyers:
Inventory is lean, but competition has softened compared to the bidding wars of 2021–2022. With homes staying on the market a bit longer nationally (63 days on average), LBI buyers have a touch more breathing room but should be prepared with financing and move quickly when the right property surfaces.

For Sellers:
With half the listings of last year, serious buyers are still in the market. Presentation, pricing, and timing remain critical. Homes that are well-prepared and well-priced continue to attract attention, even as broader price growth levels off.

For Investors:
LBI’s fundamentals remain strong. Tight supply and consistent demand keep pressure on long-term values, particularly for rental properties and well-located second homes. While short-term flips are less lucrative than in 2021, long-hold assets continue to perform reliably.

Broader Context

Across the country, the housing market is adjusting to a slower, more balanced pace:

• Active listings: +15.3% YoY (nationally)

• New listings: +5.1% YoY

• Median list price: +0.4% YoY

• Days on market: 63 (up from 58)

• First-time buyers: record-low 21% of all purchases (NAR 2025 Profile)

• Median first-time buyer age: 40

• All-cash purchases: 26%

Compared to those trends, LBI stands apart proof that coastal and lifestyle markets often follow their own rhythm. For many, this isn’t just about timing the market; it’s about investing in a way of life.

Closing Thought

Even as national numbers hint at normalization, LBI continues to defy the curve. With limited supply and motivated buyers, this is still a market defined less by volatility and more by strategy, experience, and timing.

Subscribe to The LBI Real Estate Insider for monthly breakdowns and local insights you won’t find in national reports.

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The Investment Question I Hear Most on LBI

Every season, I meet buyers who ask the same thing:

“Should I invest in a single-family home or a multi-family property on LBI?”

It’s a great question and the answer depends on what you value most: appreciation, rental income, or flexibility.

According to Realtor.com, single-family homes tend to offer stronger long-term appreciation, while multi-family properties can provide higher short-term cash flow.

But here on Long Beach Island, local trends tell an even clearer story.

📉 The Shrinking Duplex Market on LBI

Over the past five years, available listings across the island have dropped by more than 55% from an average of 31 active listings in 2020 to just 13 in 2025.

That decline mirrors what’s happening in the duplex segment. Many classic two-family homes are being torn down and replaced by luxury single-family builds, driven by demand for larger living spaces, higher-end finishes, and turnkey convenience.

With multi-family inventory scarcer than ever, finding a duplex that makes sense as an investment has become increasingly difficult.

🏠 Why Single-Family Homes Dominate Right Now

Single-family homes now make up the majority of available listings and sales on LBI and for good reason.

They attract a broad range of buyers, from families looking for second homes to investors seeking strong appreciation and rental potential.
They also:

• Require less upkeep and fewer moving parts than multi-unit properties

• Appeal to renters looking for privacy, outdoor space, and premium amenities

• Tend to see higher resale value in today’s luxury-driven market

Even as prices remain strong, single-family homes offer stability and long-term value, particularly for buyers who plan to use the property personally while also renting it seasonally.

💡 When a Multi-Family Still Makes Sense

That said, a multi-family property can still be a smart move if you can find one.

A duplex offers:

• Two income streams during the summer season

• Flexibility to live in one unit and rent the other

• Lower vacancy risk if one unit isn’t booked

For buyers comfortable with property management and maintenance, the returns can be attractive. Just be aware of zoning restrictions, FEMA elevation requirements, and insurance costs, which can vary by municipality.

📊 What the Numbers Suggest

Across the LBI market, 2025’s median sale prices remain strong supported by limited supply and steady demand.

While fewer homes are listed, properties continue to sell near asking price, with a 99% sale-to-list ratio. Homes also sell faster, spending a median of just 31 days on market, down sharply from last year.

In short, well-positioned single-family homes continue to outperform in both demand and return on investment.

🐚 The Takeaway

If your goal is steady rental income, a multi-family may be ideal if you can secure one before it’s replaced by new construction.
But for most investors, single-family homes remain the stronger, more attainable investment on Long Beach Island today.

Whether you’re buying, building, or renovating, success on LBI comes down to strategy and timing and having the right guidance through each step.

💬 My Commitment

I continually strive to bring value through information, advice, and connection, helping my clients make confident, informed decisions that align with their goals.

Schedule a call with me to talk about your investment strategy or next LBI property.

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