New on the market today!
Avalon OCEAN FRONT opportunity! Prime residential location nestled along a wide protective dune. The 180 degree views are exceptional, and will improve with the higher elevation of a new build.
The 10′ X 60′ deeded driveway provides exclusive access to the full size lot measuring 50′ X 110′.
The water has drained, and all roads are dry 🙂
It was a soggy few days with moderate to major bayside tidal flooding in the usual locations throughout the island.
The beaches also took a hit with erosion. As is common from a Nor’easter, the north end of the island experienced the most damage.
Both municipalities are busy today cleaning up the debris left behind, and blocking off the affected beach paths for safety reasons.
Overall, we were fortunate…and ready for the sun to return!
An October storm isn’t necessarily more powerful than a winter weather system.
It’s concerning because most shore homes are not “buttoned up” for the off season.
A few days ago, I was out in my kayak on the back bay. Today, I needed several layers to stay warm for my walk before work!
It’s time to be practical: secure outdoor furniture, trash cans, and the grill. Make sure your windows and storm doors are latched closed (likewise with the outside shower door). Winterize your outdoor faucets and disconnect the hoses. Set your house thermostats so that the heat will kick on when the temperatures inevitably drop.
And then…enjoy a walk on the beach 🙂
New on the sale market!
Completely updated 1st floor condominium in the popular Merrimac building. Exceptional location with easy access to the on-site pool, a wide beach, recreation and numerous restaurants.
MLS link for 177 80th Street, unit 104
Questions? Contact me: ann.delaney@tksir.com or 609-967-7950
My perspective of the vacation rental business is shaped by:
The biggest challenge for short term rentals is cleanliness. Change over cleaners do not have the time to tackle everything, and those normal wear and tear items eventually become a source for complaints.
My husband and I make the effort to personally deep clean every few months. This includes ceiling fans, return vents, under beds, inside the kitchen cabinets/drawers, appliances, bathroom vanities, bedding, blinds, porch furniture, etc.
A grungy shower curtain liner leaves a bad first impression. Likewise, anything broken or chipped.
The detailed cleaning allows us to create a list of items needing repair or replacement. We would rather find the defect and resolve the issue prior to the next guest. This is a “business”, and therefore we look at our amenities from the eyes of our guests. Money spent on updates and replacement items is to be expected.
So to my fellow rental property owners- I understand the frustrations! This pile of sand was from sweeping the kitchen floor on the day of our arrival- after the cleaning service! Yet by the time we left yesterday, I could see the results of our hard work, and expect that the next tenants will notice, too.
The island has a different vibe at the end of August.
It’s cooler in the mornings. Quieter in the evenings. Fewer people are walking on the beach.
Those of us who work in tourist related businesses have mixed feelings. We welcome the slower pace, and look forward to the opportunity to enjoy the perks of living by the beach. Yet, there’s still a sense of melancholy.
We say goodbye to our summer friends and neighbors. We look at the calendar and realize there’s a limited time to visit our favorite seasonal restaurants. There’s an urgency to get out on our bike while the weather is so nice!
September is peaceful and often referred to as “the best month at the shore”.
And meanwhile, we also look forward to Memorial Day weekend 2026 🙂
Share the news…we have a nice variety of properties with prime weeks still available for vacation rentals.
Tim Kerr Sotheby’s International Realty
I handle rentals in Avalon and Stone Harbor specifically, and am happy to answer any questions.
Thanks!
ann.delaney@tksir.com
I participated in the New Jersey Association of Realtors briefing this morning to better understand the changes that will go into effect as of July 10, 2025.
Key points as of 7/1/25-
1) Realty transfer tax fees remain the same- no increase in the fee structure. This tax continues to be a seller expense of approximately 1%, and is discounted for primary home owners over 62 years of age.
2) Mansion Tax (also called the supplemental tax) becomes a seller expense as of July 10, 2025. No discounts for seniors or primary homes.
3) The mansion tax continues to apply to residential, multi-family and some commercial properties- no changes on qualifying properties. Vacant land remains exempt.
4) As of July 10th, the Contract of Sale available in NJAR Forms will be updated with the new law. There will also be an addendum available to address contracts already in place.
5) Buyers continue to pay the mansion tax on any settlement prior to July 10th.
6) Sellers will pay the mansion tax on any settlement from July 10th or later.
7) If there is a fully signed and binding sale contract (out of attorney review) as of July 9th, with settlement scheduled for after July 10th, but prior to November 15th, the seller may qualify for a rebate of the mansion tax paid in excess of the original 1%.
8) If the sale price is $1,000,001 to $2,000,000, the seller pays 1%, and does not qualify for a rebate. If the sale price is $2,000,001, the seller pays 2% mansion tax and qualifies for a rebate of the extra 1%. The rebate only applies to the mansion tax paid in excess of 1%, therefore, the max rebate for sales $3,500,001 and above will be 2.5%. Sellers will apply for this rebate with the NJ Division of Taxation. For all sale contracts signed on July 10th or later, there’s no rebate option.
9) Note that the mansion tax applies to sale prices OVER the stated amounts:
Over $1,000,000 = 1%
Over $2,000,000 but not greater than $2,500,000 = 2%
Over $2,500,000 but not greater than $3,000,000 = 2.5%
Over $3,000,000 but not greater than $3,500,000 = 3%
All sales over $3,500,000 = 3.5%
I’m happy to answer questions to the best of my ability.
This is a major change for buyers and sellers in New Jersey- particularly in the seashore market:
| Update on the Realty Transfer Fee Fight New Jersey REALTORS® is leading the fight to protect homeowners and the real estate market from proposed legislation that would have significantly increased taxes on real estate transactions. While we do not support any increase in taxes on real estate, the revised version of the law that will likely be passed is a vast improvement from the original proposal—thanks to the aggressive and strategic advocacy efforts led by our Government Affairs team. Our Call for Action is still ongoing—please take action here if you have not yet. What’s Changing If passed, effective July 10, 2025, a new graduated tax on high-end property sales will go into effect. This tax, known as the “Supplemental Fee to the Realty Transfer Fee” is separate from the existing Realty Transfer Fee. Here’s the breakdown of the new tax, which would now be entirely paid by the seller, on amounts in excess of:$1 million: The existing 1% “mansion tax” remains, but the responsibility shifts from the buyer to the seller, amending the 2004 law.$2 million: 2% tax on the seller.$2.5 million: 2.5% tax on the seller.$3 million: 3% tax on the seller.$3.5 million and above: 3.5% tax on the seller. In the Last 48 Hours Negotiations around this proposal vacillated wildly in the past 48 hours, with suggested tax rates climbing as high as 5%. NJ REALTORS® was fully engaged throughout this rapid and uncertain period, pushing back on excessive increases and advocating for a more measured, equitable structure that would not unfairly burden the existing market. Our efforts directly helped shape a final version that, while still concerning, is far more reasonable than what was initially on the table. Effective Timeline The new rates will go into effect July 10, 2025 and will apply to all contracts executed on and after July 10, 2025. If there is a fully executed contract in place before July 10, 2025 and the deed is recorded before Nov. 15, 2025, the state may issue a refund for the additional tax charged under the new law. This ensures fairness for deals that may be caught in transition. A graduated structure lessens the blow for most transactions and narrows the impact.There is no rate increase between $1 million and $2 million—only a shift in responsibility from the buyer to seller. Through our lobbying efforts, more than 98% of all real estate transactions in New Jersey are exempt from this new proposed law. To be clear: We do not support any increase in real estate taxes and have actively rallied against the increase since the proposal was announced in the governor’s proposed budget in February. However, we are proud our advocacy delivered critical improvements to what was once a potentially devastating proposal. |
Market Stats, Avalon & Stone Harbor
Avalon
Total Sales this Month 11
Under 1M 2
Under 2M 2
Under 3M 3
Under 4M 1
Under 5M 0
Under 6M 1
Over 7M 2
Total Last Month 21
Total Last Year Same Month 20
Stone Harbor
Total Sales This Month 5
Under 1M 0
Under 2M 2
Under 3M 1
Under 4M 0
Under 5M 2
Over 5M 0
Total Last Month 6
Total Last Year Same Month 13
Current Inventory:
88 Total For Sale
35 in Stone Harbor
53 in Avalon
Inventory Break Down:
55 single family homes (even)
27 multi-family/condo/town homes (down 1)
6 lots (down 3)
Comparison With Last Month’s Inventory 92
Comparison With Inventory Same Time Last Year 126
Summary- overall, sale inventory is low…and buyer interest remains strong!