BOARDWALK REVIEWFARLEY&FERRY REALTY INC. PRESENTSNEWSLETTER FROM YOUR LOCAL REAL ESTATE CONNECTIONANNUALREPORT2025DDOOWWNNBBEEAACCHH EEDDIITTIIOONNFARLEY&FERRY REALTY INC. | 5215 ATLANTIC AVE, VENTNOR NJ 08406 | 609-822-1836 | WWW.FARLEYANDFERRY.COM
Ventnor, Margate,Longport, Atlantic City, andBrigantine2025 ANNUALREAL ESTATE MARKET REPORT2025 ANNUALREAL ESTATE MARKET REPORT
This year also highlightedthe importance of localexpertise. With a widerange of price points,property types, and buyermotivations across thearea, successfultransactions depended onclear strategy, strongpresentation, and a deepunderstanding of marketnuances.\"As we reflect on 2025, the South Jersey Shorereal estate market has shown remarkableresilience, balance, and long-term strength.Across Ventnor, Margate, Longport, AtlanticCity, and Brigantine, we’ve seen the marketevolve from the fast-paced frenzy of recentyears into one that is more intentional,strategic, and lifestyle-driven.This year’s market was defined by stability overspeculation. Inventory remained limited,supporting home values, while buyers becamemore educated and selective. Pricing,presentation, and location mattered more thanever — and homes that were positionedcorrectly continued to perform well.Overall, the 2025 market confirmed that theSouth Jersey Shore is no longer just a seasonaldestination — it is a place people are choosingto live, invest, and build lasting memories.Buyers are prioritizing lifestyle, walkability, andlong-term value, while sellers who embracedsmart pricing and preparation were rewarded.Thank you for trusting our team to guide youthrough this ever-changing market. It is truly aprivilege to work in the communities we loveand to help you navigate one of life’s mostimportant decisions.Mary LouFerry WimmerBroker, OwnerBeyond the Surge -Stability, Strategy, andOpportunity
Higher-priced homes now carry higher transfer taxes due toNew Jersey’s graduated realty transfer fee, making pricingstrategy more important than everTransaction costs increased, especially in luxury and coastalmarkets (graduated percent fee)Mortgage rates remained elevated but stable, helping buyersplan with more confidenceHomes are taking longer to sell, signaling a more balancedand thoughtful marketPricing accuracy matters more — well-priced homes sell,while overpriced ones sitCondo markets are under pressure from rising condo fees,assessments and insurance costsInsurance costs increased, particularly for coastal andflood-zone propertiesRental regulations and compliance are receiving greaterattention, impacting investorsThere is more documentation required for both buyers andsellers than prior years - key component is clearcommunication and transparency!Key New Jersey RealEstate Changes in 2025OVERALL, 2025 MARKED A SHIFT TOWARD A MORENORMAL, STRATEGIC MARKET AFTER SEVERAL YEARSOF RAPID CHANGE AND ARTIFICIAL MARKETOVERALL, 2025 MARKED A SHIFT TOWARD A MORENORMAL, STRATEGIC MARKET AFTER SEVERAL YEARSOF RAPID CHANGE AND ARTIFICIAL MARKET
what DO the changesmean FOR you?THE 2025 NEW JERSEY REAL ESTATE MARKET REWARDSSTRATEGY, PREPARATION, AND REALISTIC EXPECTATIONS.WHILE THE PACE HAS SLOWED FROM RECENT HIGHS, DEMANDREMAINS STRONG — PARTICULARLY FOR HOMES THAT OFFERLIFESTYLE, VALUE, AND SMART PRICING.THE 2025 NEW JERSEY REAL ESTATE MARKET REWARDSSTRATEGY, PREPARATION, AND REALISTIC EXPECTATIONS.WHILE THE PACE HAS SLOWED FROM RECENT HIGHS, DEMANDREMAINS STRONG — PARTICULARLY FOR HOMES THAT OFFERLIFESTYLE, VALUE, AND SMART PRICING.You have more time to makeinformed decisions comparedto recent years, but you need tobe ready to take action whenthe right property comes on themarket.Negotiation opportunities areimproving, especially:At higher price pointsIn condo marketsUnderstanding total ownershipcosts (taxes, insurance, condofees) is essentialLifestyle and long-term valueare driving purchasingdecisions more than short-termtimingbuyers sellersPricing correctly from the startis critical, especially withhigher transfer taxes - TIME ISMONEYSellers are encouraged tonegotiate wisely - sometimesthe first offer is the best offerHomes that are well-preparedand well-priced are still sellingsuccessfully and quicklyOverpricing leads to longerdays on market, pricereductions and more costsCondo sellers should beprepared for:More buyer questionsIncreased sensitivity tofees and monthly costs
“A BEACH HOUSE ISN’TJUST REAL ESTATE.IT’S A STATE OF MIND.”“A BEACH HOUSE ISN’TJUST REAL ESTATE.IT’S A STATE OF MIND.”Douglas Adams
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Ventnor City stood out in 2025 as a market with momentum. Buyerswere drawn to its accessibility, boardwalk lifestyle, and growing yearround appeal. Ventnor continues to offer excellent value relative toneighboring towns, making it a favorite for first-time shore buyersand those seeking long-term enjoyment with upside.YEARLY REVIEWSINGLE FAMILY HOMESSOURCE: SJSRMLSSince 2020, inventory in Ventnor has steadily declined, creating a more supplyconstrained environment. This trend has supported stronger market performance, withaverage days on market now at approximately 49 days, an improvement over the past twoyears. Reduced inventory combined with consistent buyer demand continues to reinforceVentnor’s stability and appeal. The average list and sold prices in Ventnor have continuedto rise steadily year over year, surpassing the $1 million mark over the past two years andmore than doubling since 2019. The minimal difference between list and sold pricesreflects a market where homes priced correctly are selling successfully.
YEARLY REVIEWCONDOMINIUMSSOURCE: SJSRMLSWhen reviewing the market, we like to separate condos from single-family homes, sincethey are very different “animals,” particularly due to condo fees. While the average saleprice of condos dipped last year, in 2025 it has significantly increased compared to 2024,returning to levels similar to 2019 in both sold units and average days on market,following the major dip in inventory and faster sales in recent years. Price points are alsobehaving like single-family homes, with average condo prices almost doubled since 2019.The difference between list and sold price remains minimal, reflecting that propertiespriced correctly continue to sell successfully. The average sold price for a condo in 2025was $450,000.
HIGHEST SOLD SINGLE FAMILY111 S AMHERST AVE, VENTNORSOLD IN AUGUST FOR $3,500,000LOWEST SOLDSINGLE FAMILYLOWEST SOLDSINGLE FAMILY813 DUDLEY AVE,VENTNORSOLD IN JUNE FOR $330,000VVEENNTTNNOORRHIGHEST SOLD CONDOMINIUM5000 BOARDWALK UNIT 416&417SOLD IN DECEMBER FOR $1,300,000LOWEST SOLDCONDOLOWEST SOLDCONDO4805 VENTNOR AVEUNIT 1SOLD IN MAY FOR $49,900
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Margate City remained one of the most consistent and dependable markets onAbsecon Island. Its strong sense of community, walkability, and residential charactercontinue to attract families and second-home buyers alike. Well-priced homes soldefficiently, while properties priced beyond market realities required patience. Margatecontinues to be a true cornerstone of down-beach real estate.YEARLY REVIEWSINGLE FAMILY HOMESSOURCE: SJSRMLSInventory in Margate has steadily declined since 2019, although 2025 saw a bit moresupply come to market. The average days on market is close to 60 days, fluctuating overthe past few years. Pricing continues to rise steadily, and in 2025, the average sold pricefor single-family homes surpassed the $2 million mark, reflecting strong demand andsustained buyer confidence. The highest sold price in Margate was close to 8 milliondollar on Ventnor Ave. The construction properties are still trending.
YEARLY REVIEWCONDOMINIUMSSOURCE: SJSRMLSWhen reviewing the Margate condo market, inventory has remained very steady, but dayson market have increased significantly compared to 2024 to 57 days. Prices have dippedslightly from last year, and overall, the condo market has not been as strong as in prioryears it dipped below $700,000 this year.
HIGHEST SOLD SINGLE FAMILY8901 VENTNOR AVE, MARGATESOLD IN OCTOBER FOR $7,950,000LOWEST SOLDSINGLE FAMILYLOWEST SOLDSINGLE FAMILY100-3 N MONROEMARGATESOLD IN MAY FOR $600,000MMAARRGGAATTEEHIGHEST SOLD CONDOMINIUM9219 ATLANTIC AVE UNIT 3, MARGATESOLD IN NOVEMBER FOR $1,800,000LOWEST SOLDCONDOLOWEST SOLDCONDO9010 ATLANTIC AVE UNIT 215MARGATESOLD IN AUGUST FOR $215,000
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Longport remained the most exclusive and supply-constrained market. Withvery limited inventory and a quiet, refined atmosphere, sales here were drivenless by market cycles and more by rarity and lifestyle. Quality propertiescontinued to command strong interest, reinforcing Longport’s reputation as along-term, legacy market.YEARLY REVIEWSINGLE FAMILY HOMESSOURCE: SJSRMLSInventory in Longport remains very limited, maintaining the town’s sense of exclusivity. Inthe single-family home market, average days on market have dropped significantly, from90 days to 39 days, reflecting strong buyer demand. Pricing remains steady, with theaverage sold price around $2.4 million. While most homes sold slightly under list price,they still achieved competitive numbers, highlighting the market’s continued strength.
YEARLY REVIEWCONDOMINIUMSSOURCE: SJSRMLSThe condo market in Longport has remained steady in inventory over the past two years,following a significant dip in 2022. While days on market have increased, they remainstrong at 48 days, especially compared to 95 days in 2023. Sold prices have steadilyincreased year after year currently the average sold price at $971,000, though there is alarger gap between list and sold prices, reflecting buyer negotiation in this exclusivemarket.
HIGHEST SOLD SINGLE FAMILY102 S 32ND AVE, LONGPORTSOLD IN JULY FOR $6,500,000LOWEST SOLDSINGLE FAMILYLOWEST SOLDSINGLE FAMILY4 N COLGATELONGPORTSOLD IN JUNE FOR $1,150,000LLOONNGGPPOORRTTHIGHEST SOLD CONDOMINIUM1 S 24TH AVE UNIT 4A, LONGPORTSOLD IN JUNE FOR $1,850,000LOWEST SOLDCONDOLOWEST SOLDCONDO1600 ATLANTIC AVEUNIT 39SOLD IN NOVEMBER FOR $260,000
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Atlantic City continued its evolution in 2025, offering the greatest range ofopportunity. From boardwalk condominiums to emerging residentialneighborhoods, the city attracted buyers looking for affordability, investmentpotential, and year-round living. While still a market that requires thoughtfulguidance, Atlantic City remains one of the most dynamic and opportunity-richareas on the island.YEARLY REVIEWSINGLE FAMILY HOMESSOURCE: SJSRMLSOn the single-family home front, inventory has declined since 2024, while days on marketremain steady, slowly increasing year over year. The average sold price has dipped slightlybut remains steady, just under $300,000, reflecting a balanced and accessible market forbuyers.
YEARLY REVIEWCONDOMINIUMSSOURCE: SJSRMLSIn the condo market, inventory has remained steady, while average days on marketincreased significantly to 86 days, up from 68 days in 2024. Pricing softened in 2025, withaverage sold prices declining compared to last year, reflecting a more price-sensitive andmeasured buyer environment.
HIGHEST SOLD SINGLE FAMILY15 S TALLAHASSEE AVE ATLANTIC CITYSOLD IN NOVEMBER FOR $1,200,000LOWEST SOLDSINGLE FAMILYLOWEST SOLDSINGLE FAMILY530 DREXEL AVEATLANTIC CITYSOLD IN JULY FOR $50,000AATTLLAANNTTIICC CCIITTYYHIGHEST SOLD CONDOMINIUM100 S BERKLEY SQ UNIT 14 ASOLD IN NOV FOR $760,000LOWEST SOLDCONDOLOWEST SOLDCONDO655 ABSECON BLVDUNIT 1114SOLD IN MAY FOR $69,500
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Brigantine's market continues to shine as a more affordable alternative to themore tourist-heavy areas. The suburban feel, less crowded beaches, andaccess to both the Atlantic Ocean and back bay make Brigantine highlyattractive. The median price increased by about 4-5%, but buyers still get morefor their money here compared to neighboring beach towns.YEARLY REVIEWSINGLE FAMILY HOMESSOURCE: SJSRMLSInventory in Brigantine saw a slight dip, while days on market improved notably,decreasing from 64 days to 45 days, signaling stronger buyer activity. Since 2019, priceshave nearly tripled and continued to rise consistently year over year, reflecting long-termdemand and sustained market strength.
YEARLY REVIEWCONDOMINIUMSSOURCE: SJSRMLSIn the condo market, inventory has remained steady, while average days on marketincreased significantly to 77 days, up from 53 days in 2024. Pricing softened in 2025, withaverage sold prices declining compared to last year, reflecting a more price-sensitive andmeasured buyer environment.
HIGHEST SOLD SINGLE FAMILY840 W SHORE DR BRIGANTINESOLD IN OCT FOR $4,900,000LOWEST SOLDSINGLE FAMILYLOWEST SOLDSINGLE FAMILY508 LAGOON BLVDBRIGANTINESOLD IN JAN FOR $380,000BBRRIIGGAANNTTIINNEEHIGHEST SOLD CONDOMINIUM4513 ATLANTIC BRIGANTINE BLVD BSOLD IN JUNE FOR $1,550,000LOWEST SOLDCONDOLOWEST SOLDCONDO4901 HARBOR BEACHUNIT Q1SOLD IN MAY FOR $171,000
Timing the MarketWhat the Numbers Tell UsWhen it comes to buying or selling at the South Jersey Shore, we rely on data—nothearsay. By analyzing average sold prices and closings by month across our selectedmunicipalities, clear seasonal patterns emerge.SOURCE: SJSRMLSin 2025 we see three key upticks in pricing. It’s important to remember that mosttransactions close 30–45 days after going under contract, so market activity oftenbegins weeks before these trends appear in the final numbers.March: The first price increase occurs as buyers look to secure homes ahead of thesummer season, allowing time for preparation and enjoyment.July: The second uptick aligns with peak summer activity, when demand is naturallystrongest.October: The final rise reflects post-summer decision-making, as buyers reassesstheir needs—whether to upsize, downsize, or finally secure their own place at theShore.However, in today’s environment of limited inventory, timing the market is only part ofthe equation. For sellers, the best time to list is ultimately when you are fully prepared—well-priced, well-presented homes continue to attract strong interest regardless ofseason. For buyers, success comes from being ready at all times. When the rightproperty becomes available, those who are financially and strategically prepared to actquickly are the ones who win.
Vacation Homes & Rentals: In 2025, the market for second homesand vacation rentals continued to evolve across Ventnor, Margate,and Brigantine. Investor activity remained strong—particularly forbeach-proximate properties—with many homes generating higherrental income than in prior years. At the same time, risingoperating costs and changing regulations led some short-termrentals to transition into long-term, year-round rentals, reflectinga more strategic and sustainability-focused investment approach.Atlantic City: A City in Transition with Renewed InvestmentMomentum: After years of challenges, Atlantic City’stransformation gained real momentum in 2025. Investment is nolonger limited to gaming and hospitality—new residential, mixeduse, and lifestyle-driven projects are reshaping the city’s future.Notably, Kushner Companies’ long-planned residentialdevelopment near the Inlet received renewed momentum, signalingconfidence in the city’s long-term housing demand. At the sametime, ongoing discussions surrounding the large-scaleredevelopment of Bader Fieldpoint to a transformative vision thatcould introduce thousands of residential units alongsidecommercial and community space. Together, these initiativesposition Atlantic City as a compelling turnaround market forforward-thinking investors seeking both appreciation and longterm growth.New Construction Boom Transforms Margate into a High-EndShorefront Market Margate is experiencing a significant newconstruction boom, transforming the city into a premierdestination for luxury buyers and successful professionals.Modern, high-end homes are reshaping the landscape, offering thelatest in design, amenities, and waterfront living. This surge innew builds has positioned Margate as a “new Hamptons” of theSouth Jersey Shore, attracting buyers seeking both lifestyle andinvestment potential. With its combination of beach proximity,sophisticated architecture, and exclusive appeal, Margate isquickly becoming the go-to location for those looking to enjoy theShore in style.Investment Opportunities& Fun Facts
Expect a balanced, sustainable real estate market down the Shorein 2026. While explosive price gains of past years are unlikely,steady demand, stable financing conditions, and modest inventorygrowth will support continued opportunities for both buyers andsellers in the South Jersey Shore and broader New Jersey market.The continued appeal of the Jersey Shore lifestyle means thatVentnor, Margate, Longport, Atlantic City, and Brigantine willcontinue to attract both buyers and investors in the years to come.Whether you're looking for your dream home, an investmentproperty, or a vacation getaway, now is still a great time to exploreopportunities along the coast.
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