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

Fall sunsets occur earlier than summer sunsets.  Catch them along the bayfront, on a boat, or the Cape May-Lewes Ferry (see below.)

THREE GREAT WAYS TO HELP: On October 19th, fall beach sweeps will be conducted in both Avalon and Stone Harbor.  In addition, Avalon will conduct its fall dune grass planting.  All three events depend upon volunteers to help.  Beach sweeps help remove trash and debris from our beaches, keeping them and our waterways clean.  Planting sprigs of dune grass helps strengthen and stabilize our dunes, which help protect the island from storm waves and erosion.  If you can spare a few hours to help your favorite shore town, please help out!  See my events list below for dates and details.

SHORTER FALL DAYS do offer one advantage: sunsets occur earlier than they do in the summer time!  Sunsets are currently happening around 6:40pm, giving us beautiful skies to watch earlier in the evening.  If you’d like to catch a sunset over the water, consider a trip on the Cape May-Lewes Ferry.  Earlier sunsets can often be watched during the last ferry runs of the day—something you can’t do in the summer!​

A FIRE OCCURRED in Avalon last week in the 4600 block of Fourth Avenue.  The bayfront house had been under constructions and was not occupied.  The Avalon Volunteer Fire Department responded along with Stone Harbor Volunteer Fire Company and Sea Isle City Fire Department.  A fire boat was used to apply water to the fire from the bay.

MORTGAGE RATES hit two-year lows this past week, dropping slightly after the Federal Reserve Bank’s rate cut.  The average thirty-year fixed rate fell to 6.08% according to Freddie Mac, down from 7.31% last year.  If you’re ready to take advantage of lower rates for your shore purchase, call or email me and I’ll put you in touch with reliable mortgage lenders!

UPCOMING EVENTS:

New Listings:

2010 7th Avenue, 2010, Avalon, $1,295,000, ACTIVE MLS#: 242904

173 33rd Street, 3, Avalon, $1,299,000, ACTIVE MLS#: 242905

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

297 24th Street, 297, Avalon, $2,595,000, ACTIVE MLS#: 242914

293 24th Street, 293, Avalon, $2,595,000, ACTIVE MLS#: 242915

Under Contract:

351 96th Street, 215, Stone Harbor, $679,000, UNDER CONTRACT MLS#: 242732

8522 Sunset Drive, Stone Harbor, $4,200,000, UNDER CONTRACT MLS#: 232356

Properties Sold:

2488 Avalon Avenue, Unit 1, Avalon, $799,000, SOLD MLS#: 240045

8923 2nd Avenue, 8923, Stone Harbor, $1,250,000, SOLD MLS#: 241316

8610 3rd Avenue, Stone Harbor, $2,150,000, SOLD MLS#: 242356

2188 Harbor Ave, Avalon, $2,750,000, SOLD MLS#: 241454

218 72nd Street, Avalon, $2,823,000, SOLD MLS#: 241730

26 E 17th Street, Avalon, $4,100,000, SOLD MLS#: 240564

121 27th Street, Avalon, $4,250,000, SOLD MLS#: 240559

Several days of northeast winds held water in the back bays, resulting in minor tidal flooding in low lying intersections.  Above is Avalon Bay Park Marina at the time of high tide Tuesday afternoon.

THANK YOU, SUMMER!  With the summer season officially behind us, we recall fondly our beach days, sea breezes, boat rides, and the rest of our summer fun!  Fortunately, there is still plenty of fun to be had.  September has brought us beautiful weather and a lineup of weekend activities, and October will bring more of the same.  Sure, it’ll be a little chillier, but put on that sweatshirt and head to the beach!

TIME TO CALL YOUR PLUMBER, landscaper, or pool company to schedule the shutoff and winterization of your outdoor water systems.  Get on the schedule before the first frost threatens.  As always, if you need a contractor recommendation please call or email me.

THE FEDERAL RESERVE reduced its target interest rate by a half point at their last meeting.  Although mortgage rates are not directly tied to the fed’s rate, they’re related, and mortgage rates have drifted downward.  Last week the average thirty-year fixed rate fell to 6.09% according to Freddie Mac.

GOOD NEWS FOR NEXT YEAR’S VACATION!  Most rental rates are increasing by modest amounts compared to last year.  Tenants, let me know if you’re ready to book your vacation; property owners, get your rates to me if you haven’t already!

UPCOMING EVENTS:

New Listings:

9816 2nd Avenue, 17, Stone Harbor, $349,900, ACTIVE MLS#: 242805

55 W 32nd Street, C-2B, Avalon, $1,350,000, ACTIVE MLS#: 242828

10700 3rd Avenue, South, Stone Harbor, $3,695,000, ACTIVE MLS#: 242809

10700 3rd Avenue, North, Stone Harbor, $3,695,000, ACTIVE MLS#: 242810

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

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

Under Contract:

309 41st Street, Avalon, $2,899,000, UNDER CONTRACT MLS#: 242644

286 44th Street, Avalon, $3,029,000, UNDER CONTRACT MLS#: 242740

Properties Sold:

7929 Dune Drive, 209, Avalon, $529,000, SOLD MLS#: 240476

8001 2nd Avenue, 209, Stone Harbor, $679,900, SOLD MLS#: 242389

10009 Sunset Drive, 5, Stone Harbor, $1,399,000, SOLD MLS#: 240512

234 84th Street, Unit A (Front), Stone Harbor, $1,500,000, SOLD MLS#: 241999

221 91st Street, Stone Harbor, $2,210,000, SOLD MLS#: 241285

311 42nd Street, Avalon, $2,900,000, SOLD MLS#: 240117

43 E 26th Street, Avalon, $5,900,000, SOLD MLS#: 241408

The ICONA Windrift Tiki Bar is open air and overlooks the beach and ocean, making a September lunch a real treat!

AVALON’S BAY PARK MARINA will undergo improvements as part of an $8.6 million construction project, including a new bulkhead and improvements to the marina building and kayak park.  The work will be performed by Fred M. Schiavone Construction, the same firm that built Surfside Park in Avalon several years ago.  In addition to boat slips and a boat launch ramp, there is a beautiful pier out over the bay.  Stop by sometime to take in a bay view or gorgeous sunset!

WHEN IS THE BEST TIME TO BUY A SHORE HOUSE?  When you’re ready!  That’s not meant to be funny—everyone’s situation is different, so when you’re ready to buy, that’s the time!  And if you happen to be ready now, not only will you find more properties to choose from, but you’ll also find mortgage interest rates to be at their lowest level in a year and a half.  If you’re ready, let’s talk!  Call or email me today! ​

FALL CHORES at your shore house are just as important as your spring preparations.  It’s time for things like carpet and grill cleaning; winterizing of pools, outdoor showers and other outside water systems; a post season deep cleaning of the house.  Now is the time to schedule these chores, so call your contractor or service provider now.  Need a recommendation?  Call or email me!

THE BOB BAXTER MEMORIAL GOLF INVITATIONAL benefits Family Promise of Cape May County.  Established in 2012, the annual day on the greens fulfills the dream of Avalon residents Bob and Madeline Baxter, providing much needed funds to the non-profit Family Promise organization.  Family Promise provides meals, encouragement, comfort, stability, shelter and safety to homeless families in the county.  The Bob Baxter Memorial Golf Invitational tournament takes place on Monday, October 7th, at 1pm at the Shore Club in Cape May Court House.  The registration deadline has been extended to October 4th.  For info or to register, visit https://familypromisecmc.org/events

UPCOMING EVENTS:

New Listings:

7800 Dune Drive, 231, Avalon, $430,000, ACTIVE MLS#: 242755

351 96th Street, 215, Stone Harbor, $679,000, ACTIVE MLS#: 242732

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

279 13th Street, C-6, Avalon, $1,495,000, ACTIVE MLS#: 242750

2977 Dune Drive, 6, Avalon, $1,899,900, ACTIVE MLS#: 242688

2927 Dune Drive, 1, Avalon, $2,299,990, ACTIVE MLS#: 242691

286 44th Street, Avalon, $3,029,000, ACTIVE MLS#: 242740

280 36th Street, Avalon, $4,495,000, ACTIVE MLS#: 242715

162 75th Street, Avalon, $7,650,000, ACTIVE MLS#: 242711

Under Contract:

312 92nd Street, Stone Harbor, $4,995,000, UNDER CONTRACT MLS#: 240593

Properties Sold:

2109 Dune, C, Avalon, $850,000, SOLD MLS#: 242319

3908 W Ocean Drive, West, Avalon, $1,500,000, SOLD MLS#: 242321

5863 Dune Drive, Avalon, $3,695,000, SOLD MLS#: 241768

214 121st Street, Stone Harbor, $3,955,000, SOLD MLS#: 240870

245 57th Street, Avalon, $3,900,000, SOLD MLS#: 241415

8331 1st Avenue, Stone Harbor, $4,200,000, SOLD MLS#: 233191

65 E 17th Street, Avalon, $5,595,000, SOLD MLS#: 241568

35 Seagull Drive, Avalon, $9,995,000, SOLD MLS#: 242187