Skove Real Estate Team • eXp Realty • Red Bank, NJ • NJShoreRealtors.com
Long Branch Single-Family Home Market Report
Long Branch stands apart from every other town covered in this report series: RPR's own market gauge reads Balanced Market, not seller's market. Just 5 single-family homes closed in Long Branch in July 2026 — the lowest monthly total in the past year — so treat headline point-in-time figures with real caution this month. What the data does show clearly: a median days-on-market of 69 (up 245% from June), a list-to-sale ratio of 99.34% (homes are now closing slightly under ask), and months of supply at 5.91 — roughly double Monmouth County's countywide figure. Meanwhile, active and new listings are dominated by luxury and oceanfront new construction with median asking prices north of $2 million, creating an unusually wide gap between what's listed and what's actually trading.
Data source: Realtors Property Resource (RPR), July 31, 2026. Single-Family Residence only, Long Branch, NJ.
Why Single-Family Data — and Small Sample Sizes — Matter Here
Long Branch's blended countywide comparisons undercount what's happening in this specific market, same as every town in this series. But Long Branch has an additional wrinkle worth naming plainly: with only 5 single-family closings this month, medians and ratios can swing hard based on which two or three specific homes happened to sell. Where other reports in this series flag small-sample caution as a footnote, here it's the headline. Read the trends, not any single month's exact percentage, as the reliable signal.
Key Market Statistics — July 2026 (Single-Family Residence)
| Metric | July 2026 | June 2026 | Month-over-Month |
|---|---|---|---|
| Median Sold Price (SFR) | $560,000 | $772,500 | ↓ 27.51%* |
| Median Estimated Home Value | $740,420 | $704,680 | ↑ 5.07% |
| Median Active List Price | $2,175,000 | ~$1,850,000 | ↑ 17.57%** |
| Median Days on Market (Sold) | 69 days | ~20 days | ↑ 245% (much slower) |
| List-to-Sale Price Ratio | 99.34% | ~103.0% | ↓ 3.56% |
| Months of Supply | 5.91 months | ~5.75 months | ↑ 2.78% • ↓17.7% over 12 months |
| Active SFR Listings (Long Branch) | 65 | ~69 | ↓ 5.8% |
| Closed Sales (July 2026) | 5 | 18 | ↓ 72.2%* |
| New Listings (July 2026) | 21 | ~19 | ↑ 10.5% |
| New Pending (July 2026) | 18 | ~17 | ↑ 5.3% |
| Median Closed $/sqft | $378/sqft | ~$482/sqft | ↓ 21.6%* |
| 12-Month Value Change | ↓8.38% • $808,180 → $740,420 • −$67,760 | ||
| 36-Month Value Change | +14.7% • $645,540 → $740,420 • +$94,880 | ||
*Every row built from this month's 5 closings carries real sample-size risk — a single unusually large or small sale can move these numbers substantially. **The Median Active List Price jump is driven heavily by a handful of ultra-luxury and oceanfront new-construction listings (including an $11M listing this month), not a broad-based repricing of typical Long Branch homes. June comparison figures marked "~" are calculated from RPR's own reported month-over-month percentages. Source: Realtors Property Resource (RPR), July 31, 2026. Estimated values are model-generated, not formal appraisals.
Market Analysis — What the Numbers Mean
For single-family sellers:
Long Branch is not behaving like Red Bank or Middletown right now, and pricing off those towns' momentum would be a mistake. A sub-100% list-to-sale ratio, a 69-day median DOM, and both of this month's sampled closings selling under ask are a consistent, if thin, signal that buyers have leverage here. The active listing pool is dominated by luxury and new-construction inventory priced well above $1 million — if your home isn't in that segment, it's competing in a much quieter, more price-sensitive market than the headline "median list price" figure suggests. Precision pricing against genuine recent comps, not aspirational neighbors' asking prices, is the difference between a 3-week sale and a 100-day one here.
For single-family buyers:
This is the most buyer-friendly market in this report series. Rising days on market, a ratio under 100%, and elevated months of supply all mean more negotiating room than Red Bank, Middletown, or the county average currently offer. Both illustrative closings this month sold below asking after extended time on market (70 and 108 days) — a pattern worth watching for on any Long Branch listing that's been sitting.
The PSA perspective on the list-price gap:
The gap between Long Branch's active list median ($2,175,000) and its sold median ($560,000) is by far the widest of any town in this series — nearly 4x. That's not really one market; it's two. A small, ultra-luxury oceanfront and new-construction segment is setting the headline "list price" numbers, while a separate, much larger segment of more typical single-family homes is transacting in a quieter, buyer-friendlier range closer to the $560K–$800K figures this report's other metrics point to. Sellers and buyers both need to know which segment they're actually in before trusting any single town-wide statistic.
Mansion Tax Note: For transactions at or above $1,000,001 — and Long Branch has plenty of them, given its luxury oceanfront segment — New Jersey's Mansion Tax (P.L. 2025, c. 69, effective July 10, 2025) shifted from a flat 1% buyer-paid fee to a graduated seller-paid rate: 1% from $1M–$2M, 2% from $2M–$2.5M, 2.5% from $2.5M–$3M, 3% from $3M–$3.5M, and 3.5% above $3.5M — applied to the full purchase price. On this month's $1,910,000 closing at Liberty St, the seller's Mansion Tax obligation lands at approximately $19,100 (the 1% bracket). With several active listings this month priced at $2.5M, $3.8M, $7.5M, and $11M, sellers in this segment should model their specific bracket well before listing — the jump between brackets is not gradual.
3-Year Price Trend — Single-Family Residence
Long Branch SFR median values at multiple time horizons — Source: RPR, 7/31/2026
| Metric | Current (Jul 2026) | 12 Months Ago | Change | 36 Months Ago | Change |
|---|---|---|---|---|---|
| Median Est. Home Value | $740,420 | $808,180 | −8.38% | $645,540 | +14.7% |
| Median Sold Price | $560,000 | $542,500 | +3.23%* | $460,333 | +21.65%* |
*Sold-price comparisons in Long Branch are built on very small monthly closing counts and should be read as directional at best, not precise. The Median Est. Home Value row draws on the full inventory rather than a handful of closings and is the more trustworthy trend — and it shows something genuinely unusual: a 12-month decline (-8.38%) alongside a positive 3-year trend (+14.7%), meaning Long Branch values ran up over the past three years but have pulled back somewhat over the last one. Median List Price's 24- and 36-month figures are omitted entirely — RPR's own data shows Long Branch list price rising over 370% from a flat baseline that held for years, consistent with a change in RPR's list-price data source in mid-2024 combined with Long Branch's luxury new-construction boom, rather than an apples-to-apples market comparison. Source: Realtors Property Resource (RPR) Market Snapshot, 7/31/2026.
Monthly Sales Activity — Single-Family (Last 12 Months)
New listings vs. closed sales volume, Long Branch SFR. Source: RPR MLS data, 7/31/2026.
| Month | New Listings | Closed Sales | Month | New Listings | Closed Sales |
|---|---|---|---|---|---|
| Aug 2025 | 92 | 14 | Feb 2026 | 59 | 8 |
| Sep 2025 | 78 | 11 | Mar 2026 | 69 | 8 |
| Oct 2025 | 63 | 15 | Apr 2026 | 67 | 7 |
| Nov 2025 | 54 | 13 | May 2026 | 68 | 13 |
| Dec 2025 | 49 | 12 | Jun 2026 | 69 | 18 |
| Jan 2026 | 47 | 10 | Jul 2026 | 65 | 5 |
Sourced from RPR's Total Sales & Active Listings chart series for Long Branch. July's 5 closings are the lowest of any month in this trailing 12-month window — lower even than the seasonal winter trough (7–10 closings, Jan–Apr 2026). New listing volume (65) was in the normal range for the same month, so this reads as a genuine closing slowdown rather than a supply problem. It's also possible some July closings hadn't yet been recorded in RPR's system as of this report's 8/10 pull date and will show up as a revision to this month's figure later; worth comparing against next month's report.
Sample of Closed Single-Family Transactions — July 2026
Only 2 closings in Long Branch this month met the $650K+/3+ bed sample filter (of 5 total July closings countywide tracked for this town). With a sample this small, treat these as illustrative examples, not a statistically reliable market summary. Median of the 2: $1,325,000. Median $/sqft: $419.
| Property | Closed Price | $/sqft | Sqft | DOM | List: Sale / Note |
|---|---|---|---|---|---|
| 193 Liberty St 7/5 • 5,051 sqft • Built 2022 |
$1,910,000 | $378 | 5,051 | 70 | ↓ 4.45% — sold under ask, 70 days |
| 164 Airsdale Ave 4/3 • 1,612 sqft • Built 1954 |
$740,000 | $459 | 1,612 | 108 | ↓ 5.13% — sold under ask, 108 days |
Source: RPR Market Activity report / MLS. Closed dates 7/21/2026–7/25/2026. List: Sale ratio calculated where available. $/sqft based on living area reported in MLS.
Frequently Asked Questions
What is the median single-family home price in Long Branch right now?
The median sold price for a single-family home in Long Branch as of July 2026 is $560,000, but treat this figure with real caution — only 5 single-family homes closed in Long Branch in July, the lowest monthly total in the past year. The median estimated home value, based on the full inventory rather than a handful of closings, is $740,420. Long Branch's active and new listings skew heavily toward luxury and oceanfront new construction, which is why asking prices in this town run so much higher than what's actually closing.
How long does it take to sell a single-family home in Long Branch?
Single-family homes in Long Branch took a median of 69 days to sell in July 2026 — up 245% from June, and by far the slowest pace of any Monmouth County town covered in this report series. Two illustrative closings this month took 70 and 108 days, respectively, both selling under asking price.
Are single-family homes in Long Branch selling over or under asking price?
On average, under. Long Branch's list-to-sale ratio is 99.34% for July 2026, down from roughly 103% in June — meaning closed sales are now landing just below asking price rather than above it. Both sampled closings this month sold under ask, at 95.55% and 94.87% of list, respectively.
Is it a seller's or buyer's market for single-family homes in Long Branch?
RPR's own market gauge places Long Branch in Balanced Market territory for July 2026 — the only town in this report series not currently reading as a seller's market. Months of supply sits at 5.91, roughly double Monmouth County's countywide figure and four to five times tighter than towns like Red Bank and Middletown. Combined with a sub-100% list-to-sale ratio and rising days on market, buyers have real room to negotiate here in a way they don't elsewhere in this series.
How much have single-family home values increased in Long Branch?
This is the one town in this report series where the answer is: they haven't, recently. Long Branch's median estimated single-family home value is actually down 8.38% over the past 12 months, from $808,180 to $740,420. Zoom out further, and the picture is more typical — values are up 14.7% over the past three years, from $645,540 to today's figure — but the trailing-year trend is a real outlier worth knowing before pricing a listing or making an offer.
What is a good price per square foot for a single-family home in Long Branch?
Based on July 2026 closed transactions, the median price per square foot for single-family homes in Long Branch is $378 — but this varies enormously by segment. Oceanfront and new-construction listings currently on the market run well over $1,000/sqft, while the homes that actually closed this month were in the $378–$459/sqft range. The gap between what's listed and what's closing is unusually wide in Long Branch right now.
What is the housing market like in Long Branch in late summer 2026?
Long Branch in late summer 2026 stands apart from the rest of Monmouth County: a balanced market with unusually thin closing volume, a list-to-sale ratio under 100%, and days on market up sharply. At the same time, active and new listings are dominated by ultra-luxury and oceanfront new construction priced well above what's actually trading. The takeaway for both sides: comps from neighboring towns don't transfer here, and realistic, data-driven pricing matters more in Long Branch right now than almost anywhere else on the shore.
Know What Your Long Branch Home Is Actually Worth
Long Branch is the one market in this series where guessing based on a neighboring town's headlines will cost you. Between a luxury-skewed active inventory and a thin, buyer-friendlier closing market underneath it, precise pricing against real comps — not aspirational asking prices — is what separates a sale from a 100-day sit. Ryan Skove has closed over 750 transactions and $500M in Monmouth County real estate, and knows exactly which segment your home falls into.
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