Ann Delaney Beach Blog

Category: Seashore Real Estate

  • What’s Selling?

    A total of 18 properties in Avalon and Stone Harbor were posted “Under Contract” during the past month- a strong indication of market recovery.

    7 are condo/townhouse units-  with a listing price ranging from $369,000 for a 2 bedroom condo in Stone Harbor, to $1,350,000 for a bay front townhouse style in Avalon ( final selling prices are not published until settlement).

    10 single family homes are sale pending- ranging from $749,000 for a two story home in Stone Harbor, to $3,595,000 for a newer home on the bay, also in Stone Harbor.  The median list price is $1,722,500.

    1 commercial parcel, too- The Avalon Anchorage Marina located over the 21st Street bridge.  Will remain a marina.

    Any trends?  The bay front properties are in demand (including the large waterfront parcel included with the marina).  5 of the 18 sales are situated on the back bay.   New or newer homes continue to be the desired summer home- with as many bedrooms/baths as possible!

    If you would like sale information for the area, I am here to help: ann@anndelaney.com

    Thank you for your continued interest!

  • For Sale- Avalon NJ

    Just Listed! 

    2148 Harbor Avenue, Avalon, NJ. 

    This custom townhouse style unit lives like a single family home.

    The floor plan is different than the typical side by side units.  4 bedroooms, 3 full baths, hardwood floors, 3 zone gas heat and central air, and a spacious kitchen with granite countertops. 

    3 decks total- including the large 2nd floor deck with awning for additional living space.

    An added bonus: a real back yard!

    New on the market today. Attractively decorated and ready for immediate enjoyment.

    $719,000 furnished.  http://capemay.fnismls.com/publink/default.aspx?GUID=56be9666-7077-4df4-879a-efd9c09541ce&Report=Yes

    For more information, please contact me: ann@anndelaney.com

    Thank you for your interest!

  • Construction Boom?

    Have you noticed all of the building on the island?  Almost every street has a project underway; either an extensive renovation (as pictured here on 29th Street in Avalon), or new construction.

    A surprising number are builder spec homes- a resurgence of market confidence that we haven’t seen in a few years.  The rest are private builds for the current property owner.

    It makes sense that “new” continues to dominate our shore real estate market.  Buyers of summer homes want easy living and low maintenance.  Plus the new homes offer top of the line amenities…and plenty of bathrooms!

    The current inventory of new homes for sale range from $1,349,000 for a compact home on 83rd Street in Stone Harbor (undersized lot) to $6,995,000 for 6,000 square foot  home directly on the inlet in Avalon.  The median asking price is $2,497,000.  If you eliminate the more expensive land locations (bay and beach side) from the list, the median asking price is $1,895,000.

  • What’s Open?

    Always a BIG question this time of year. 

    For breakfast:  Maggie’s, Brian’s, and Uncle Bill’s in Avalon (the Stone Harbor Uncle Bill’s is closed until spring). 

    Lunch:  same as above, plus Circle Tavern in Avalon and Fred’s in Stone Harbor.  Also Nemo’s in Stone Harbor, Stone Harbor Pizza, Circle Pizza, and Tonio’s in Avalon. For take-out (lunch/dinner) Grand Moon Chinese and 7 Mile Island Deli in Avalon.

    Dinner: Circle Tavern, Fred’s (yes, serving real dinners, along with typical bar sandwiches), and the Sea Grill.  Nemo’s, Stone Harbor Pizza, and Tonio’s all offer simple Italian dinners in addition to pizza/sandwiches.  On weekends, add Avalon Rose (on 8th Street) and Via Mare.  Harbor Pub has bar snacks, too.

    OR:  there’s always Wawa 😉

  • Market Stats Avalon, Stone Harbor

    Market stats for the past 30 days- Avalon and Stone Harbor, NJ:

    There were a total of 22 transactions- a solid number considering the holidays.  The overall median selling price was $815,000.

    Condominium/townhouse units- 10 sold (8 in Avalon; 2 in Stone Harbor) ranging from a low of $160,000 for a one bedroom condo/hotel at the Beachcomber; to a high of $1,112,500 for a large side by side unit on bay.  The median selling price was $520,000.

    There were 10 single family home sales (6 in Avalon; 4 in Stone Harbor), ranging from $430,000 for a cottage located over the 21st Street bridge; to $3,875,000 for an older ocean front home situated on a large lot on 99th Street.  The median selling price was $1,466,000.

    In addition, one sale was classified as a “lot” – sold for $850,000.  A 70′ parcel  on 106th Street with an existing home to be torn down. 1/12/12 UPDATE: the rancher on 106th Street was moved today (rather than torn down).  Saw it being towed down the street!   And one commercial sale for $853,000- the structure that houses the Jay’s on Third restaurant (real estate only).

    There are 30 properties posted as sale pending, with settlement scheduled to occur within the next few months.   The median list price of those sale pending is $1,274,500.

    Please let me know if you would like additional information. I appreciate your interest and the opportunity to help!  ann@anndelaney.com

  • Changing Weather

    After a few gray, damp days…the sun has returned (along with mild temperatures).   A beautiful day at the shore!

    The island will be quiet this weekend, however New Year’s Eve/Day will be much more active.  Fireworks in Sea Isle City, a 5K race in Avalon, and great sales in the shops of Stone Harbor.  Come on down!

    P.S. Our office will be closed between Christmas and New Year’s Day.  Back in the office on Monday, January 2nd.  Twitter and e-mail best way to reach me. 

  • December Weather

    Chilly!  Thankful for warm sun and the dunes to partially block the wind.

    Saw a few summer home owners this morning.  How do I know they are only here for the weekend?  Maybe it’s the loafers without socks…or the sweatshirt instead of a winter coat…or lack of hat/gloves.  They don’t last more than a few blocks before heading back up the beach path!

    The shops in Avalon and Stone Harbor are open all weekend for a relaxing and low key Christmas shopping experience.  Plus, great sales!

    Merry, Merry…

    P.S.  With the blast of cold weather, I naturally think about frozen pipes (who doesn’t ;)  ?? )  Read my post from October for suggestions to protect your shore house:  https://anndelaney.com/?p=4664

  • Clarification- Realty Transfer Fee

    I wrote about this subject last October https://anndelaney.com/2010/10/04/clarification-on-medicare-tax/  and our local board of Realtors is asking us to continue sharing  factual information with the public.  

    Memo from the director of the Cape May County Board of Realtors:

    In response to numerous e-mails concerning provisions of the new federal health care law stating that there is a new 3.8% federal realty transfer fee (RTF) on all home sales, NJAR® urges you to visit NAR’s website for information regarding RUMORS that a national RTF was created as part of the federal health care law. These rumors are FALSE. An across-the-board RTF DOES NOT exist as part of this or any other law.

    As part of the federal health care law, a 3.8% medicare tax was enacted on net investment incomes for certain households (for individuals earning over $200,000 per year and couples earning over $250,000 per year). Furthermore, the 3.8% tax DOES NOT apply to all capital gains from a home sale. Only if the gain from the sale is over $250,000 for individuals or $500,000 for couples does the 3.8% tax apply. If the amount made from the sale as a gain is less than $250,000 for individuals or $500,000 for couples, the 3.8% tax does not have to be paid. Lastly, the 3.8% tax, if these provisions are met, does not take effect until January 1, 2013.

  • Year to Date Market Stats

    Real estate market stats for January 1, 2011 to today for Avalon and Stone Harbor, NJ.

    Year to date, there have been a total of 157 single family homes SOLD on the island; 104 in Avalon, and 53 in Stone Harbor.  The sold prices range from $370,000 for a cottage on Stone Court in Stone Harbor, to $12,417,380 for an 8500 square foot custom ocean front on on an over-sized lot on 75th Street in Avalon.  The median selling price was $1,300,000.

    In the condo/townhouse category, 77 units sold on the island; 60 in Avalon, and 17 in Stone Harbor.  The sold prices range from $245,000 for a 1 bedroom condo on the bay at 96th Street, to $1,525,000 for a 2900 square foot side by side style bayfront unit on Ocean Drive.  The median selling price was $699,000.

    If you would like additional information regarding real estate values in Avalon or Stone Harbor, please let me know.  ann@anndelaney.com

    I appreciate the opportunity to help!

  • Benefits

    Planned ahead, and brought practical walking shoes to work (yes, different from the practical shoes I WEAR to work).  Knew I needed to check 2 houses and take new pictures for our rental site…so I walked there by way of the beach. 

    The 48th Street beach path pictured was my exit ramp on the “commute”!