November 2025 Cape May County NJ Real Estate Newsletter
👋 A Note from Kier
I’m excited to bring you the November edition of Cape May County Insider. This month we have a long one...about a 13 minute read - so grab your beverage of choice and get to reading, it's a good one.
You’re probably well aware that Cape May County NJ is a special type of market. We have what we call micro-markets and in today’s issue I’m diving into each one!
I’m also taking a DEEP DIVE into the housing market with regards to interest rates and the government shutdown and how it affects each of you - as a seller, buyer and/or investor.
From real estate trends and investment insights to local events, hidden gems, and causes worth supporting -- whether you’re a homeowner, buyer, investor, or simply love Cape May County life, this is your monthly connection to Cape May County, NJ Real Estate.
Let’s dive in! 👇
🏡 Market Snapshot: Mainland
Upper Township, NJ Market Update
🏠Sales in October: 17
📈October Average Sale Price: $425,000
📅3 Month Avg. Sale Price: $434,000
🕧Avg. Days on Market: 82
Middle Township, NJ Market Update
🏠Sales in October: 32
📈October Average Sale Price: $383,000
📅3 Month Avg. Sale Price: $420,000
🕧Avg. Days on Market: 81
Lower Township, NJ Market Update
🏠Sales in October: 48
📈October Average Sale Price: $650,000
📅3 Month Average: $551,000
🕧Avg. Days on Market: 95
Dennis Township, NJ Market Update
🏠Sales in October: 20
📈October Median Sale Price: $395,000
📅3 Month Avg. Sale Price: $370,000
🕧Avg. Days on Market: 124
🏝️ Market Snapshot: Island / Shore Communities
Avalon, NJ Market Update
📈 Median Sale Price: $3.75 million
🕐 Avg. Days on Market: 175
Stone Harbor, NJ Market Update
📈 Median Sale Price: $4.6 million
🕐 Avg. Days on Market: 170
Sea Isle City, NJ Market Update
📈 Median Sale Price: ~$1.7 M
🕐 Avg. Days on Market: ~52 days
Ocean City, NJ Market Update
📈 Median Sale Price: ~$1.2 M
🕐 Avg. Days on Market: ~103 days
💼 Investor’s Corner
Rental Demand: Seasonality shifts now, but long-term and mid-term rentals remain viable, thanks to remote-work trends and winter season interest.
Short-Term Opportunities: With vacationers being priced off the islands, more guests are booking mainland homes as their beach getaways! Lots of opportunity for short term rentals.
Strategy Tip: With fall and winter approaching (and interest rates dipping, see more below), investors may have more negotiation leverage — fewer competing buyers and motivated sellers.
📚 ICYMI: October’s Helpful Tips
Buyers: How to Buy a House in 8 Steps
Check out this Youtube video I made on how to buy a house. I break it down into 8 simple steps to make the process seem less daunting.
Sellers:
5 Minute YouTube video: Should you fix up your house or sell as is? In under 5 minutes I'll cover:
✅ Which repairs actually boost your home’s value (you might be surprised!)
✅ What upgrades rarely pay off (and might actually COST you money)
✅ How “as-is” sales work — and when they make sense
✅ Smart, low-cost refreshes that help your home sell fasterQuick Read Instagram Post: Should you Refinance or get a HELOC on your home?
Check out my Instagram post breaking down the differences between a cash out refinance and HELOCs - and find out which one might be best for YOUR unique situation.
Investors: You might be interested in checking out hidden factors to include in your numbers when analyzing a deal. Check that out here.
🐾 Paws & Purpose: Adopt, Don’t Shop
I started volunteering at Beacon Animal Rescue on Butter Road in Ocean View in October! I'm still not sure how I won't wind up with ALL the dogs in my home.
Beacon Animal Rescue in Ocean View is a volunteer-run, no-kill shelter serving Cape May County for over 20 years! Most of our adoptable dogs come from high kill shelters in the south.
If you’re thinking about a furry addition, please consider visiting or adopting. Even if you’re not ready to adopt, you can support their mission through donations, volunteering, or attending fundraising events.
Be sure to follow Beacon Animal Shelter on Facebook and Instagram to show your support!!
🍴 Local Business Highlight: Harpoons on the Bay
This month I’m shining the spotlight on Harpoons on the Bay in North Cape May!
🌅 Unbeatable sunsets over the Delaware Bay — the perfect waterfront dining view.
🍹 Relaxed beach-bar vibe with tropical cocktails and local brews.
🐟 Fresh coastal favorites — seafood platters, fish tacos, burgers, and more.
🎶 Live music & events all season long on the outdoor deck.
🏖️ Family-friendly & dog-friendly atmosphere right by the bay.
⚓ Locals’ favorite for casual dining, drinks, and sunset selfies.
📅 Local Happenings This Month | Cape May County, NJ – November 2025 Events
Nov 1–2
Willow Creek Winery (West Cape May)
🍂 Fall Fest – Open-air artisan market, local vendors, and live music.
(Cape May County Herald + Cape May Chamber of Commerce)
Nov 2
Classical Cape May (Cape May)
🎶 “Organ Masterworks” Recital – Performance by Eddie Zheng at 4 PM.
(Cape May MAC)
Nov 5
Cape May Lighthouse (Cape May Point)
🌕 Full Moon Climb – Enjoy breathtaking night views from the top.
(Cape May Chamber of Commerce)
Nov 7–9
Exit Zero Jazz Festival (Cape May)
🎷 3-Day Jazz Festival – Live music across venues throughout Cape May.
(Cape Resorts)
Nov 8
Historic Cold Spring Village (Cold Spring)
🕯️ Candlelight Walk – 5:00–8:00 PM historic tour by lantern light.
(Historic Cold Spring Village)
Nov 11
Sea Isle City, NJ
Veterans Day Ceremony — (11:00 AM-12:00 PM) at Veterans Park (rain location: Community Lodge).
Nov 15
Historic Cold Spring Village (Cold Spring)
🕯️ Candlelight Walk – Second Night – Another evening of guided lantern tours.
(Historic Cold Spring Village)
Nov 21
Emlen Physick Estate (Cape May)
🎄 “Tour at Christmas” Begins – Victorian holiday decor and history tours.
(Cape May Chamber of Commerce)
Nov 22
Upper Township
🪡Handmade in America Professional Craft Show (9am-3pm)
(Upper Township Community Center)
Nov 22
Cape May, NJ
🌟 Christmas Tree Lighting Ceremony – Festive kickoff to the holiday season in the heart of town.
(Cape May Chamber of Commerce)
Nov 28
Stone Harbor, NJ
🎄The annual Tree Lighting Ceremony will feature live music, complimentary hot chocolate & cookies, and festivities for the whole family.
Nov 28
Avalon, NJ
Helen L. Diller Vacation Home for Blind Children Turkey Trot, 10am, Community Hall
Nov 28
Sea Isle City
Mayor’s Tree Lighting Ceremony & Santa’s Arrival —(6:30 PM-8:00 PM) at Excursion Park, including the tree lighting, character meet-&-greet, and a sing-a-long
Nov 29–30
Smithville, NJ (nearby)
🎩 Dickens Festival – Outdoor “Christmas Carol” reenactments, vendors, and street performers.
(Cape May Chamber of Commerce)
🏖️ Hidden Gem of the Month
This month’s pick: Cape May Point State Park — quiet, scenic, and ideal this time of year for bird-watching or a peaceful walk. With fewer summer crowds, you’ll get the full nature experience.
🧰 Quick Homeowner Tip: Fall/Winter Ready
✅ Clean gutters and downspouts
✅ Seal windows & doors to prevent drafts
✅ Schedule your heating system/furnace tune-up
✅ Trim tree limbs near the roof before winter storms arrive
✅ Consider scheduling a chimney inspection if you have a fireplace
Housing-Market & Interest-Rate Update
I don’t know about you, but my news & social feeds all month long were full of updates about rates, government shutdown and the housing market.
And I get it… there’s a lot of uncertainty right now. So in this post I’m going to break it down for you into bite sized easy to understand pieces.
Let’s start with the basics - on one hand we have interest rates gradually coming down. On the other hand, home-prices remain elevated, supply dynamics are shifting, and the ongoing federal government shutdown is creating additional uncertainty.
Rather than wait for perfection, smart participants—sellers, buyers and investors alike—can position themselves to benefit now, while being mindful of the risks and remaining flexible.
So first…What’s going on with interest rates?
The Federal Reserve (Fed) on October 29 2025 announced a cut in the federal funds target range by ¼ percentage point, lowering it to 3.75–4.00 %
Mortgage rates are also easing: for example, the average 30-year fixed mortgage rate dropped to about 6.17 %, marking the lowest level in over a year.
That said, many experts caution that while rates are lower, they are still elevated compared to the pandemic era, and further major declines may not be guaranteed.
Sources: Federal Reserve, Reuters+3AP News+3The Economic Times+3, Bankrate+1
Why this matters for the housing market
Lower rates make borrowing relatively more attractive, which can stimulate buyer demand — especially for those who have been waiting on the sidelines.
However: home-prices remain “stubbornly high,” partly because many sellers are choosing not to list, holding onto low mortgage rates secured earlier The Washington Post
The government shutdown: a wildcard
The federal government shutdown began October 1 2025. The National Association of Home Builders (NAHB) pointed out that while short-run impacts may be modest, a longer shutdown (weeks or more) could hamper housing demand and slow mortgage accessibility (for example via delays in flood insurance, housing-related federal programs) which affect transactions. National Association of Home Builders
Analysts say the shutdown has created a “data blackout,” delaying key employment, inflation and GDP releases, which in turn complicates the Fed’s decision-making and adds uncertainty to financial markets. Democrats on Financial Services+1
The shutdown isn’t the main driver of the housing market today, but it is a non-trivial risk factor that could influence both buyer/seller behavior and affordability via rate or program disruptions.
What Buyers Need to Know NOW
The ongoing 2025 government shutdown is disrupting FHA, VA, and USDA home loans, potentially delaying thousands of closings daily. Key issues include halted USDA approvals, delayed manual FHA/VA reviews, and paused flood insurance issuance. Buyers relying on government-backed loans should plan ahead: understand potential delays, prepare reserves, negotiate protections in contracts, and explore conventional or private lending options. While the market isn’t collapsing, proactive planning is crucial to avoid closing setbacks.
SELLER SECTION
Why Sellers Should Pay Attention
Here’s why homeowners thinking of putting their home on the market now should seriously consider acting.
Rates are more favorable — With mortgage rates easing, some prospective buyers who had been sidelined may re-enter the market, increasing demand while simultaneously having…
Less competition from other sellers — Because many homeowners are hesitant to trade out of historically low rates, there may be fewer listings which means less inventory pressure for sellers.
Strong pricing still possible — Prices remain elevated, so sellers can still capture value — especially if they have a well-presented property and target realistic expectations.
Seller-tips
Don’t try to time your listing: Even though rates are favorable, don’t wait for a “perfect” moment. Active listing now may capture motivated buyers.
Price smartly: Elevated prices in past years have created some unrealistic seller expectations; given the current market, realistic pricing wins.
Highlight value: If you are offering something that stands out (location, condition, unique amenities), make sure that’s well communicated
Be ready for buyer questions: With more rate/market volatility, some buyers may move slower or expect contingencies; make your listing flexible where possible.
BUYER SECTION
Why Buyers Should Pay Attention
If you’re considering buying now, here’s why it may make sense — and what to keep in mind.
Better borrowing terms than earlier in the year — With rates having eased into the ~6.1-6.3 % range for a 30-year fixed, buyers have a more favourable entry point than mid-2025. AP News+2Reuters
Opportunity to lock in before potential competition rises — As rates decline and stabilize, more buyers may enter the market, increasing competition.
Possibility of price negotiations — With some hold-outs and price decreases and delistings increasing, motivated buyers might find leverage — especially if you’re selective and patient.
Investing early for long-term gain — If you’re looking for a home you’ll stay in 5-10 years, locking in while rates are better than they were—and if you believe rates may go higher later—can make sense.
Buyer-tips
Get ready: Ensure your credit, down-payment and debt-to-income are in good shape so you can move quickly.
Consider locking in: If you find a home you like and the rate is acceptable, consider locking sooner rather than waiting for further drops (which may or may not happen).
Don’t assume massive rate drops: Most forecasts expect rates to stay in the mid-6 % range through at least 2025 and possibly into 2026. Forbes
Focus on value: Seek homes with strong fundamentals (location, condition, resale potential).
INVESTORS SECTION
Why Investors Should Pay Attention
If you’ve been on the sidelines waiting for a “perfect” moment to invest in real estate—now may be a good time to get moving. Lower borrowing cost improves returns — With mortgage rates drifting downward, the cost of leverage is improving. That enhances potential cash flow or return on investment.
Investor-tips
Run conservative assumptions: Don’t assume rates will drop dramatically. Base your models on current ~6 %+ rates, with some room for improvement.
Stress-test your deal: Make sure you’re comfortable if rates stay steady or inflation picks up.
Consider cash flow vs. appreciation: If you’re buying for appreciation, understand that large price jumps may be harder in the current environment; if you’re buying for cash flow, look for rental demand, good location, manageable cap rate.
Stay flexible: With economic and policy risks (including the shutdown/data issues) still present, maintain exit strategies and contingencies.
Takeaways:
Affordability remains a constraint: Even with rates declining, many buyers are still paying significantly more in absolute dollars vs. a few years ago. Homes remain expensive relative to income. Harvard Joint Center for Housing Studies
Economic/data uncertainty: The shutdown has delayed key data releases (employment, inflation, GDP), making market expectations more volatile. Democrats on Financial Services
Rates/treasury yields reversal: Mortgage rates are tied to longer-term bond yields; if economic optimism or inflation rises, yields (and thus mortgage rates) could move higher again. Barron's
Seller/market psychology: Many homeowners remain locked into low rates—a behavior that may reduce inventory supply The Washington Post
Bottom Line: Why Now Makes Sense
For Sellers: The environment is favorable: rates are lower relative to earlier in the year, buyer interest may increase, and with somewhat constrained inventory, you may be in a position of strength. Waiting may bring more listings and more competition (especially if rates continue to drift down).
For Buyers: While rates aren’t at the ultra-low pandemic era levels, they are improving. Choosing now may lock in a decent rate and beat increased competition. If you’re planning for the long term, this is a viable window.
For Investors: If you’ve been waiting for “the perfect time”, this may well be a pragmatic time. Rates are better, the market is in transition, and opportunities exist. Acting now with conservative assumptions may give you an edge over those waiting on the sidelines.
📬 Until Next Month…
Thanks for reading this November edition of Cape May County Insider! I hope it helps you feel more connected to what’s going on—whether you’re buying, selling, investing, or simply loving Cape May County life.
📍 Want to know what your home is worth right now? Click here!
🗓️Want to schedule a call with me? Book that here!
Reach out to me directly:
📞215-906-7047
Talk soon,
Kiersten Vogt
@Realestate.Kier
Cape May County Realtor, Investor & Home Buyer 🌊🏡
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