Nathan Colmer | The Van Dyk Group
C: 609.290.4293 | O: 609.492.1511
Learn about LBI real estate property locations, Long Beach Island New Jersey real estate, and the LBI area. A property location, more than anything else, drives a home's value in the Long Beach Island real estate market. Understanding how location impacts value is a key first step in making a smart investment on Long Beach Island.
While factors such as the condition of the property, the lot size, and the views of the ocean or bay, will influence property value, location alone will dictate the price of a home on Long Beach Island, and where most buyers will eventually purchase a home. The location of a home establishes the baseline price for the LBI real estate market, and the details of the specific property will determine the final sales number.
All things being equal, oceanfront homes are the most highly sought-after. However, they are the most expensive by far. Oceanblock homes on Long Beach Island offer a more affordable option when compared to an oceanfront, and most oceanblock homes will have a nice ocean view. Oceanside homes offer the convenience of a shorter walk to the beach (plus not having to cross Long Beach Blvd) and are the least expensive of the beachside properties. Many oceanside homes will have a view of the ocean and bay, especially from a roof deck. For example, in some areas, like Brant Beach, oceanside properties can be closer to the beach than many oceanblock areas of Long Beach Island and will therefore have a better view than a comparable oceanblock home! Bayside homes will cost about 20% less than their oceanside counterparts. Resale is slower on the bayside, but you will typically get "more house" for your money. Bayside homes are more prone to flooding, and some parts of LBI are more flood-prone than others. Knowing the more flood-prone areas is extremely important when buying a home in the LBI real estate market. Bayfront homes offer great views and sunsets but are far from the beach when compared to an oceanside home. It is important to check and see if a bayfront property has Riparian Rights, as these are required to build a dock. Long Beach Island also offers lagoons in several areas (The Dunes, High Bar Harbor, Loveladies, South Beach Haven). These areas allow for a boat to be docked and will cost much less than a bayfront home. Some lagoon-front properties will also have a view of the bay, depending on their location.
All properties will have positive and negative points, so it is important to understand Long Beach Island's different areas when buying your vacation home. It is equally important to understand how specific factors and locations impact your enjoyment of the home and its future appreciation potential in the LBI real estate market.
Oceanfront homes on LBI are generally the most expensive real estate in the market. The exclusive location and unobstructed views of the beach and sunrise makes this one of the most highly sought after locations on Long Beach Island. Buyers should anticipate higher costs of insurance (most oceanfront homes are located in the "V" flood zone) and higher maintenance costs thanks to the constant salt spray coming off the beach.
Oceanblock homes offer easy access to the beach and generally have a good view of the ocean while costing significantly less than their oceanfront counterparts. To be considered a true Oceanblock home, no streets should cross between the house and the beach access. For this reason, some parts of LBI, like Brant Beach, lack Oceanblock homes.
Oceanside homes are located east of Long Beach Blvd, but there will still be a street to cross between the house and the beach access. For most of LBI, the roads to cross are either Beach Ave. or Atlantic Ave., both of which are two-lane roads with a lower speed limit. There are parts of LBI with no oceanside homes, such as Surf City, Ship Bottom, North Beach, Loveladies, and parts of South Beach Haven. These areas have only oceanblock and oceanfront homes east of Long Beach Blvd.
Bayside homes on LBI are generally considered to be west of Long Beach Blvd and offer a much lower price point than their oceanside, oceanblock, and oceanfront counterparts. The walk to the beach will generally be longer than anything on the oceanside, but the bayside areas of often much quieter with less street parking, which can be a beneficial trade-off. It is important to note that, like the oceanside and ocean block, some parts of Long Beach Island have a bayside and a bay block. Bayblock homes will generally have a better view of the bay than a bayside home.
Bayblock homes share many characteristics with Oceanblock homes...they are just located west of Long Beach Blvd. A Bayblock home on LBI will have no streets to cross between the house and the bay. These homes will often have a very nice view of the bay and sunset. Not every part of LBI has a bay block, but they are peppered throughout the Island and are often found in Surf City, Ship Bottom and North Beach Haven.
Bayfront homes on Long Beach Island offer unobstructed views of the bay and sunset as they are located directly on Barnegat Bay. One of the most distinguishing characteristics of a bayfront home on Long Beach Island is the presence or absence of Riparian Rights. These rights determine if a dock can be built for a boat and if one can be built, how large it may be built. As a buyer, it is paramount to understand Riparian Rights if you are considering a bayfront purchase in the LBI market.
Lagoonfront homes on LBI are only located in a few areas of LBI, mainly High Bar Harbor, The Dunes, Loveladies, parts of Harvey Cedars, and Beach Haven. These homes are located on individual waterways called lagoons or canals. They offer direct access to the bay but usually lack unobstructed views of the bay. These homes will generally trade at a lower price than a bayfront home and provide more protection from storms, making them an attractive option for boaters or those looking for life on the water.
The location of a property can make a significant impact on an investment in the LBI real estate market. While there are many aspects to consider when investing in the LBI market, location is perhaps the most important.
Generally speaking, the closer to the beach the better when looking to rent or to redevelop a spec project. Buyers and summer tenants generally tend to prefer the locations with shorter walks to the beach. This is not to imply that spec homes and summer rentals in the bayside areas are not capable of positive returns. Only that Oceanside, Oceanblock and Oceanfront tend to have higher overall returns.