October 2025 Cape May County NJ Real Estate Newsletter
A Note from Kier
I’m so excited to share the very first issue of Cape May County Insider with you.
Every month, I’ll bring you a snapshot of what’s happening around our beautiful shore communities — from real estate market trends and investment insights to local events, hidden gems, and even causes worth supporting. Whether you’re a homeowner, future buyer, investor, or someone who just loves Cape May County life, this newsletter is here to keep you in the know — and connected to our community.
Let’s dive into what’s happening this month
Market Snapshot: Mainland
Mainland Market (Upper Twp, Dennis, Middle Twp)
Median Sale Price: $470,000
Avg. Days on Market: 49
Homes are still selling close to asking — about 97.6% of list price.
Market Snapshot: Avalon, NJ
Median Sale Price: $3,387,000
Average Days on Market: 70
Sale-to-List Ratio: ~97.2%
The Avalon market remains competitive with limited inventory and high demand for luxury, turn-key properties.
Market Snapshot: Stone Harbor, NJ
Median Sale Price: ~$3,000,000 (recent month) Redfin
Average Days on Market: ~172 days Redfin
Sale-to-List Ratio: ~95.2% Market Minute
Stone Harbor’s market is feeling the pressure of luxury pricing and inventory — homes are selling, but the pace is slower and margins lean tighter.
Market Snapshot: Sea Isle City, NJ
Median Sale Price: $1,750,000
Average Days on Market: 110
Sale-to-List Ratio: 96.0%
Sea Isle City’s market is active but selective—well-priced homes are moving, while overvalued listings may linger.
Market Snapshot: Ocean City, NJ
Median Sale Price: $1,270,000
Average Days on Market: 36
Sale-to-List Ratio: ~97.6%
Ocean City’s market is strong and active, with well-priced homes selling quickly and close to asking.
Kier’s Tip: Fall is often overlooked but can be a great time to buy — there’s less competition, and sellers tend to be more motivated as the year winds down.
Investor’s Corner
If you’re thinking about Cape May County from an investment perspective, here’s what’s worth knowing this month:
Rental Demand Stays Strong: A 3-bedroom home on the mainland rents for around $2,400/month, offering solid cash flow potential.
Short-Term Opportunities: Island condos near the beach continue to see strong seasonal rental demand — especially turnkey units.
Market Trends: Multi-family and vacation rental properties are seeing increased interest as remote work keeps buyers looking for short-term and long-term rental options. Appreciation is steady across both mainland and island markets, meaning properties bought now can see strong long-term gains.
Financing & Strategy Tips: Consider 1031 exchanges for tax-deferral opportunities if selling one investment property and buying another. Fall can also be a good time to secure financing with favorable rates.
Property Types to Watch: Single-family homes on the mainland are ideal for long-term rentals. Condos and townhomes on the islands perform well in seasonal or mid-term rentals. Duplexes or multi-unit properties offer higher cash flow potential for investors willing to manage multiple tenants.
Pro Tip: Even if inventory seems limited, off-market deals can often be found by networking with local realtors — sometimes the best opportunities aren’t publicly listed. That’s actually where I specialize as a Cape May Count, NJ Realtor!
Want help finding your next rental or flip opportunity? Just reply to this email!
ICYMI: September’s Most Helpful Tips
Before we continue, here’s a quick roundup of the content you loved in September
Sellers’ Corner:
How to Sell Your House Fast – A quick video packed with strategies to get your home sold quickly and for top dollar.
Why Overpricing Your Home Backfires – A blog post on how pricing too high from the start can cost you time and money.
Investor Insights:
How to Avoid Capital Gains Tax with a Live-In Flip – A deep dive into one of my favorite tax-saving strategies for investors.
Missed any of these? Don’t worry — I’ll include the most helpful content right here every month so you never miss out.
Paws & Purpose: Adopt, Don’t Shop
Let’s take a moment to shine a light on a cause close to my heart
Beacon Animal Rescue in Ocean View is a volunteer-run, no-kill shelter that’s been helping homeless dogs and cats across Cape May County find their forever homes for over 20 years.
Thinking about adding a furry friend to your family? Consider adopting from Beacon — they’re always full of pets ready to love you back.
Even if you’re not ready to adopt, you can still make a difference
Golf Fundraiser – BigLittle9 Golf Course | October 11
There’s still time to sign up for their annual fundraiser. It’s a fun day on the course and supports Beacon’s lifesaving mission.
Local Bite: Petunia BYOB
If you haven’t been to Petunia BYOB in Cape May Court House yet, this cozy spot absolutely deserves a place on your list. Nestled right on Main Street, Petunia blends a welcoming, intimate atmosphere with creative dishes that change with the seasons — making it a go-to for date nights, celebrations, or just treating yourself midweek.
What makes it special: Petunia is all about locally sourced ingredients and thoughtful flavor pairings. Their ever-evolving menu keeps things fresh, and since it’s BYOB, you can bring your favorite bottle to make the night your own.
What to try: Their handmade pastas and seasonal specials are always a hit — but honestly, you can’t go wrong with anything on the menu.
Stay connected: They’re active on Instagram @petuniabyob and Facebook where they post behind-the-scenes peeks, new menu drops, and updates on what’s cooking each week.
This is exactly the kind of local gem that makes Cape May County special — and I’ll be sharing more favorites like this every month. Have a favorite local restaurant you think I should feature? Reply and tell me!
Local Happenings This Month | Cape May County, NJ – October 2025 Events
Hidden Gem of the Month: Corson’s Inlet State Park
Tucked between Ocean City and Strathmere, Corson’s Inlet State Park is a peaceful retreat perfect for nature walks, fishing, birdwatching, or just taking in the bay views. It’s a quiet spot locals love — and now you know about it too.
Quick Homeowner Tip: Fall Maintenance Checklist
A few small tasks now can prevent big headaches later:
-Clean gutters and downspouts
-Seal windows and doors against drafts
-Schedule your furnace tune-up
-Trim trees near your roof before winter storms arrive
Until Next Month…
Thanks for reading this first edition of Cape May County Insider! I hope it helps you feel a little more connected to what’s happening in our area — whether you’re buying, selling, investing, or just soaking up shore life.
Want to know what your home is worth right now?
Curious about current listings or investment opportunities?
Reach out! 215-906-7047 | [email protected]
Talk soon,
Kier
@Realestate.Kier | Cape May County Realtor
