Morning sunshine on a fall day, as seen from Avalon Marine Center, looking toward Avalon.

A LITTLE BIT OF RAIN fell Sunday evening, bringing a quarter- to a half-inch to most areas of Cape May County, in the form of a slow, soaking drizzle.  Although nowhere near enough to erase the 10-12″ rainfall deficit we’re in, it provided a bit of needed moisture to tamp down still-smoldering forest fires on Cape May County’s mainland.  By mid-week sunny, dry, and breezy conditions had returned.

OFF SEASON RENTAL PROPERTY EVALUATION: Do you own a vacation rental property?  If so, the off season is a great time to take a look—a hard look—at it, to make sure you’re maximizing your rental income.  Here’s a tip: Look at your property as if you’ve never seen it before, and you’re visiting for the first time.  Would you be happy if you’d just arrived for a week after paying several thousand dollars to stay for a week?  Take note of any worn-out furniture, scuffed walls or paint, dirty carpets, noisy, inefficient appliances, or uncomfortable mattresses.  Are the vent covers rusted?  Are the door- and window-jambs filthy?  Little things mean a lot!  If it’s dirty, clean it; if it’s broken, fix it; if it’s worn, replace it.  If you need help, let’s talk, and I’ll be happy to provide you with my own evaluation—free of charge—to help you get the most you can for the lowest reasonable cost.  Call or email me!

HAT’S OFF TO CAPTAIN JACK MORAN, of SeaTow, who towed a fishing vessel through the Two Mile Bridge, out to the ocean, so it could be picked up by a tug boat.  It’s being towed to New York to be scrapped.  The photo above shows the tight clearances on either side of the towed vessel, and illustrates why the drawbridges around the county can be tricky for large vessels to navigate in anything less than ideal conditions.  Throw in a cross wind and tidal currents, and things get very interesting!  Hat’s off to you, Captain Moran!  Photo courtesy of SeaTow Cape May.

BUYERS, TAKE A LOOK…Then take action! A good selection of properties is available for you to consider!  The newest listings are below.  Want to consider one of those, or something else?  Call or email me, and let’s discuss.  Just think, take action today and you could be celebrating the holidays in your new beach house!

THE AVALON/STONE HARBOR UPDATE will return the week of November 25th.

UPCOMING EVENTS:

Thanksgiving Weekend on Seven Mile Island:
 

New Listings:

4025 4th Avenue, Top Floor, Avalon, $1,300,000, ACTIVE MLS#: 243345

271 106th Street, Stone Harbor, $2,650,000, ACTIVE MLS#: 243313

423 104th Street, Stone Harbor, $6,199,000, ACTIVE MLS#: 243322

2108 Dune Drive, Avalon, $7,499,000, ACTIVE MLS#: 243294

2108 Dune Drive, Avalon, $7,499,000, ACTIVE MLS#: 243295

8331 First Avenue, Stone Harbor, $7,945,000, ACTIVE MLS#: 243323

Under Contract:

461 Avalon Boulevard, Avalon Manor, $949,000, UNDER CONTRACT MLS#: 243116

243 110th Street, Stone Harbor, $2,849,000, UNDER CONTRACT MLS#: 243298

281 71st Street, Avalon, $3,125,000, UNDER CONTRACT MLS#: 241972

Properties Sold:

2160 Dune Drive, 2160, Avalon, $1,625,000, SOLD MLS#: 240084

2899 Dune Drive, Avalon, $1,700,000, SOLD MLS#: 242265

242 83rd Street, Stone Harbor, $2,550,000, SOLD MLS#: 241853

568 22nd Street, Avalon, $4,400,000, SOLD MLS#: 240919

301 84th Street, Stone Harbor, $5,195,000, SOLD MLS#: 241348

Our island’s beauty never disappoints!  Here, Avalon Bay Park affords a gorgeous sunset view.  Avalon Bay Park Marina will undergo a major improvement project in the coming months.  See below for details.

CAPE MAY COUNTY is experiencing severe drought conditions along with many other areas of New Jersey.  The NJ Forest Fire Service has responded to numerous forest fires throughout the county, fueled by dry underbrush.  A ban on outdoor open-flame burning, such as campfires and firepits, is in effect.  October was extraordinarily dry, and although some precipitation is in the forecast, it will take significant rains over a long period of time to make an impact on the current drought conditions.   Avalon and Stone Harbor are doing their part to conserve water, each having previously enacted irrigation limits designed to reduce consumption.  Avalon alone reported saving 9.5 million gallons of water during the first four months of its new irrigation restrictions.

Avalon Bay Park Rehabilitation Project

THE AVALON BAY PARK REHABILITATION PROJECT will get underway soon.  Mobilization of equipment is expected to begin this week, followed by temporary fencing.  According to the Borough the $8.6 million project will include a new boat ramp, new bulkhead, new handicapped-accessible kayak launch, new dockmaster building, new piers, a gazebo, benches, sidewalk, parking lot, and a turtle retention barrier.  The project will pause in May 2025 for the summer, and resume in September.

YES, I’D LIKE TO KNOW!  Sometimes I’m asked if I’d like to know about a neighbor, friend, or coworker who’s thinking about buying, selling, or renting on Seven Mile Island.  Yes, I’d like to know!    I greatly appreciate your referrals, and stand ready to help anyone buy, sell or rent!  Please pass my name along, or, better yet, introduce me!

IT’S A SPECIAL TIME here on the island.  Sure, the summer is over, and even our glorious fall weather is starting to turn chilly.  But Thanksgiving Weekend is just a few weeks away, and that means some of our favorite traditions are near.  After enjoying Thanksgiving dinner with your family, participate in some of the many events available Friday and Saturday, November 29th and 30th. From Santa and tree lightings to a scavenger hunt and a magical Christmas Parade…it’s fun that you don’t want to miss, and certainly won’t forget!

UPCOMING EVENTS:

Stone Harbor’s Island Holiday Weekend:
Friday & Saturday:

 Saturday:

Stay tuned for more holiday details in next week’s newsletter!

New Listings:

694 21st Street, N/a, Avalon, $1,450,000, ACTIVE MLS#: 243224

328 83rd Street, Stone Harbor, $3,995,000, ACTIVE MLS#: 243268

11200 2nd Avenue, Stone Harbor, $4,399,000, ACTIVE MLS#: 243223

45 W 32nd Street, Avalon, $5,495,000, ACTIVE MLS#: 243245

Under Contract:

551 22nd Street, 2, Avalon, $1,149,900, UNDER CONTRACT MLS#: 242748

10009 Sunset Drive, Unit 3, Stone Harbor, $1,545,000, UNDER CONTRACT MLS#: 242526

2003 Dune Drive, 2003, Avalon, $1,749,999, UNDER CONTRACT MLS#: 242597

281 35th Street, 281, Avalon, $1,999,000, UNDER CONTRACT MLS#: 242891

Properties Sold:

233-35 99th Street, D, Stone Harbor, $383,000, SOLD MLS#: 243042

121 15th Street, Avalon, $2,000,000, SOLD MLS#: 242382

26 W 17th Street, Avalon, $3,050,000, SOLD MLS#: 241915

394 22nd Street, Avalon, $3,700,000, SOLD MLS#: 242494

95 E 11th Street, Avalon, $7,375,000, SOLD MLS#: 241393

4808 Ocean Drive, Avalon, $8,099,080, SOLD MLS#: 241905

No tricks…all treats!  Let me help you find your spot on the beach!

HAPPY HALLOWEEN!  Island-wide trick or treating takes place Thursday evening (October 31st) from 5pm to 8pm.  If you’re driving on the island during that time window, take extra care and watch out for little ghosts and goblins!

AVALON ANNOUNCED A 2025 SAND BACKPASSING project will be necessary to replenish sand lost to erosion on its north end beaches.  As before, sand from a borrow site around 34^th Street will be moved north to rebuild beaches that need it.  It is anticipated that the project will be completed before the summer season.  More details to follow in the coming months!

SURFERS at the Avalon jetty came to the rescue of fishermen who were knocked into the water by an exceptionally large ocean wave last week.  For video see this link from 6ABC news in Philadelphia: https://6abc.com/post/surfers-rush-rescue-fishermen-knocked-off-jetty-avalon-new-jersey/15470120/

BRUNO’S LUCKY DAY: A dog that fell into Hereford Inlet in North Wildwood and swept away by the tide was rescued by Stone Harbor Fire Department’s Marine unit.  “Bruno” was reunited with his happy owner shortly after the rescue.

A CAPE MAY COUNTY BUSINESS was included in last week’s episode of ABC’s Shark Tank.  Topsail Steamer, a takeout seafood business that originated on Topsail Island, NC, but with locations in Sea Isle City, Wildwood, and Ocean City, appeared on the show to pitch their takeout steamer buckets to the Sharks.  Want to know if Topsail Steamer partnered with a Shark?  Watch Season 16, Episode 2 of Shark Tank on demand or online to find out.  Meanwhile, you can order Topsail Steamer buckets online for delivery at home here: https://topsailsteamer.com/

UPCOMING EVENTS:

New Listings:

272 21st Street, Avalon, $599,000, ACTIVE MLS#: 243173

2828 Avalon Avenue, C-5, Avalon, $915,000, ACTIVE MLS#: 243185

276 13th Street, 276 13th, Avalon, $1,199,000, ACTIVE MLS#: 243198

8921 2nd Avenue, 1st floor, Stone Harbor, $1,595,000, ACTIVE MLS#: 243151

260 83rd Street, Unit 1, Stone Harbor, $1,800,000, ACTIVE MLS#: 243190

41 Marine Way, 41, Avalon, $2,150,000, ACTIVE MLS#: 243181

9102 3rd Avenue, Stone Harbor, $2,300,000, ACTIVE MLS#: 243208

55 W 29th Street, Avalon, $3,695,000, ACTIVE MLS#: 243219

135 7th Street, Avalon, $3,795,000, ACTIVE MLS#: 243196

Under Contract:

10120 3rd, Unit 1, Stone Harbor, $350,000, UNDER CONTRACT MLS#: 243153

7800 Dune Drive, C302, Avalon, $450,000, UNDER CONTRACT MLS#: 240252

388 95th Street, Front, Stone Harbor, $1,325,000, UNDER CONTRACT MLS#: 243052

310 79th Street, West, Avalon, $1,850,000, UNDER CONTRACT MLS#: 242991

244 32nd Street, East, Avalon, $1,899,000, UNDER CONTRACT MLS#: 242900

6892 Ocean Drive, S, Avalon, $2,049,000, UNDER CONTRACT MLS#: 242941

8307 Sunset Drive, Stone Harbor, $3,749,000, UNDER CONTRACT MLS#: 240284

9815 Corinthian Drive, Stone Harbor, $4,195,000, UNDER CONTRACT MLS#: 242246

169 36th Street, Avalon, $4,295,000, UNDER CONTRACT MLS#: 242776

284 87th Street, Stone Harbor, $4,489,000, UNDER CONTRACT MLS#: 240596

248 41st Street, Avalon, $4,595,000, UNDER CONTRACT MLS#: 241500

Properties Sold:

2601 Ocean Drive, 2601, Avalon, $2,055,000, SOLD MLS#: 243156

9613 Seng Place, Stone Harbor, $2,400,000, SOLD MLS#: 241874

309 41st Street, Avalon, $2,723,750, SOLD MLS#: 242644

10115 Third Avenue, Stone Harbor, $2,775,000, SOLD MLS#: 241816

MARKET STATS:  23 properties were sold during the month of September, a figure that has increased each month since June.  The number was just shy of last September’s figure of 24.  Meanwhile, the median sale price was $2,823,000, up $593,000 versus last year.  Also up slightly is the number of active listings.  The synopsis?  For sellers, the market is still strong; for buyers, the selection of properties to choose from has improved.  For a detailed look at the market, see the latest Long & Foster Market Minute report here: https://marketminute.longandfoster.com/Market-Minute/NJ/Avalon-Stone-Harbor.pdf

TRICK OR TREAT right here on the island!  If you’re here over Halloween you can trick or treat from 5pm to 8pm.  If you’ll be handing out candy, please register your house by Thursday evening, October 24th. A wooden pumpkin will be delivered to your house signifying your participation.  Maps of participating locations will be posted by October 28th.  To register please visit https://stoneharborrecreation.com/trick-or-treat-halloween-house-registration/

AVALON & STONE HARBOR AMONG PRICIEST ZIP CODES:  A recent NY Post article said New Jersey has a record six zip codes on the list of the nation’s priciest.  Only California had more pricy zip codes than New Jersey.  Both Avalon and Stone Harbor made the list, which was compiled by Property Shark.  Read the New York Post article here https://nypost.com/2024/10/18/real-estate/6-nj-zip-codes-now-ranked-among-the-priciest-in-america/ or view the Property Shark list here https://www.propertyshark.com/Real-Estate-Reports/most-expensive-zip-codes-in-the-us/#Methodology

THANK YOU, OCTOBER, for a string of very “October-like” days!  Warm sunshine and blue skies, accompanied by gentle breezes…whether you’re walking on the beach, taking the boat for a ride, or shopping downtown, we can’t ask for anything more.!

BEAT THE RUSH—plan your 2025 vacation now!  We’re adding new rental rates daily…talk with your family about your vacation dates and budget, and then let me know what you’re looking for!

UPCOMING EVENTS:

New Listings:

461 Avalon Boulevard, Avalon Manor, $949,000, ACTIVE MLS#: 243116

2059 First Avenue, Avalon, $4,495,000, ACTIVE MLS#: 243117

188 33rd Street, Avalon, $4,995,000, ACTIVE MLS#: 243128

207 120th, Stone Harbor, $7,200,000, ACTIVE MLS#: 243090

Under Contract:

7929 Dune Drive, 210, Avalon, $550,000, UNDER CONTRACT MLS#: 242588

9816 Second Avenue, 11, Stone Harbor, $569,000, UNDER CONTRACT MLS#: 241135

10912 3rd Avenue, Unit A 1st, Stone Harbor, $724,900, UNDER CONTRACT MLS#: 241519

13 93rd Street, 5, Stone Harbor, $1,825,000, UNDER CONTRACT MLS#: 243022

597 22nd Street, 597, Avalon, $2,195,000, UNDER CONTRACT MLS#: 241524

389 95th Street, Stone Harbor, $2,650,000, UNDER CONTRACT MLS#: 242412

46 13th Street, Avalon, $4,295,000, UNDER CONTRACT MLS#: 242636

284 87th Street, Stone Harbor, $4,489,000, UNDER CONTRACT MLS#: 240596

Properties Sold:

300 79th Street, B6, Avalon, $1,370,000, SOLD MLS#: 242279

1528 Dune Drive, Avalon, $2,500,000, SOLD MLS#: 241956

222 108th Street, Stone Harbor, $2,800,000, SOLD MLS#: 240024

238 68th Street, Avalon, $3,020,000, SOLD MLS#: 242249

6519 Dune Drive, Avalon, $6,000,000, SOLD MLS#: 240667

Bright fall sunshine reflects off waves in Townsend’s Inlet this past weekend.

AN OCTOBER CHILL is in the air, as a windy weekend brought chilly temperatures mid-week!  Daytime highs were in the low 60s, but overnight lows were in the 40s.  By this weekend a warm up is expected, with daytime temperatures back in the 70s.

THANK YOU, PHILLIES!  Although “Red October” ended earlier than we would have liked, what a fun season it was!  Now, it’s time to turn our attention to the “Birds,” and start chanting “Fly, Eagles, Fly!”

RENTAL RATES for summer 2025 are being added to our system daily, and we’ve got a great selection of properties to choose from.  If you haven’t yet booked your 2025 vacation, it’s time!  Please call or email with your requirements (dates, amenities, price range) and we’ll find you the perfect vacation getaway!

BOTH AVALON AND STONE HARBOR use the “Code Red” system to provide urgent alerts during severe weather, flooding, or other events.  It’s a great way to keep informed about approaching storms during the off season.  The system is free.  To sign up for Avalon’s alerts, visit https://avalonboro.net/911-2/    To sign up for Stone Harbor’s alerts, visit https://stoneharbornj.org/codered/

PLEASE FORWARD this newsletter to a friend, coworker, or family member that loves Avalon & Stone Harbor.  To subscribe, simply send me your email address.  Once per week you’ll receive an update on island news and the real estate market!  Your address will not be shared or sold, and you may unsubscribe at any time.

UPCOMING EVENTS:

New Listings:

388 95th Street, Front, Stone Harbor, $1,325,000, ACTIVE MLS#: 243052

13 93rd Street, 5, Stone Harbor, $1,825,000, ACTIVE MLS#: 243022

2754 First Avenue, Avalon, $3,095,000, ACTIVE MLS#: 243049

230 118th Street, Stone Harbor, $4,695,000, ACTIVE MLS#: 243053

362 99th Street, Stone Harbor, $5,195,000, ACTIVE MLS#: 243038

370 83rd Street, East, Stone Harbor, $5,749,000, ACTIVE MLS#: 243033

Under Contract:

233-35 99th Street, D, Stone Harbor, $347,000, UNDER CONTRACT MLS#: 243042

7899 Sunset Drive, W, Avalon, $1,799,000, UNDER CONTRACT MLS#: 242977

1088 Avalon Avenue, Avalon, $3,199,000, UNDER CONTRACT MLS#: 242992

568 22nd Street, Avalon, $4,800,000, UNDER CONTRACT MLS#: 240919

4640 Ocean Drive, Avalon, $5,600,000, UNDER CONTRACT MLS#: 241486

Properties Sold:

234 84th Street, Unit B (North), Stone Harbor, $1,450,000, SOLD MLS#: 241903

302 79th Street, 302, Avalon, $1,925,000, SOLD MLS#: 242166

312 92nd Street, Stone Harbor, $4,450,000, SOLD MLS#: 240593

A sunrise walk on the beach is a treat, at any time of year!  Thanks to Mark Leiser for sharing this beautiful scene with us!

AHHH, OCTOBER!  Turn right on red!  Park anywhere for free!  Take the dog to the beach!   October brings many other pleasures, too.  The air is cool and crisp, but the water is still warm; traffic is light; restaurants and shops are still open but not quite as crowded.  October is a bonus month for those lucky enough to be at the shore!

THIS WEEKEND brings with it two events that are perennial favorites:

BRIDGES TO BE EZPASS ONLY: The Cape May County Bridge Commission has announced a plan to convert to all-electronic toll collection on all its bridges, via EZPass.  Cash and toll tickets will still be accepted until April 1st, which is the expected conversion date.  The commission said 89% of its customers already use EZPass.  Bridge tenders will remain in place in order to facilitate bridge openings for vessels.

DEEP CLEANING AND HVAC MAINTENANCE are two great ways to maintain your rental property—and fall is a great time to get both done.  Yes, a traditional “spring cleaning” is prudent, but an additional deep cleaning in the fall helps keep your rental property in top condition—and clean properties are the number one desire among tenants.  Likewise, a fall tune up of your HVAC system helps your system operate smoothly and efficiently over the winter months when you’re less likely to be present, protecting your investment.  Need recommendations for cleaners or HVAC service?  Call or email me!

UPCOMING EVENTS:

New Listings:

10007 First Avenue, F, Stone Harbor, $649,000, ACTIVE MLS#: 242973

1116 Stone Harbor Boulevard, 204, Stone Harbor Manor, $1,785,000, ACTIVE MLS#: 242978

7899 Sunset Drive, W, Avalon, $1,799,000, ACTIVE MLS#: 242977

310 79th Street, West, Avalon, $1,850,000, ACTIVE MLS#: 242991

6892 Ocean Drive, S, Avalon, $2,049,000, ACTIVE MLS#: 242941

318 83rd Street, 9, Stone Harbor, $2,295,000, ACTIVE MLS#: 242971

1088 Avalon Avenue, Avalon, $3,199,000, ACTIVE MLS#: 242992

7789 Dune Drive, Avalon, $3,900,000, ACTIVE MLS#: 242965

Under Contract:

700 First Avenue, The Avalon Condominium, Avalon, $1,049,000, UNDER CONTRACT MLS#: 241561

383 22nd Street, Avalon, $3,150,000, UNDER CONTRACT MLS#: 242661

26 W 17th Street, Avalon, $3,295,000, UNDER CONTRACT MLS#: 241915

223 37th Street, Avalon, $3,699,000, UNDER CONTRACT MLS#: 242835

234 121 Street, Stone Harbor, $4,250,000, UNDER CONTRACT MLS#: 241921

242 36th Street, Avalon, $4,595,000, UNDER CONTRACT MLS#: 242541

11901 2nd Avenue, Stone Harbor, $4,795,000, UNDER CONTRACT MLS#: 242430

Properties Sold:

576 21st Street, Unit C-1, Avalon, $1,195,000, SOLD MLS#: 242482

2487 Ocean Drive, 2487, Avalon, $1,799,000, SOLD MLS#: 242188

260 41st Street, Avalon, $2,545,000, SOLD MLS#: 242486

216 110th Street, Stone Harbor, $2,553,795, SOLD MLS#: 241845

111 120 Street, Stone Harbor, $5,000,000, SOLD MLS#: 240102

165 69th Street, Avalon, $5,150,000, SOLD MLS#: 241380

211 121st Street, Stone Harbor, $6,750,000, SOLD MLS#: 242121