Your buyer could be scrolling listings from Manhattan right now. On Long Beach Island, first impressions travel fast and far, and the best-presented homes win attention early. If you want to sell a luxury property faster and for the strongest price, your marketing needs to work like a 24/7 open house that speaks to both local and out-of-area buyers. In this guide, you’ll see what works on LBI today, why it works, and exactly how to launch your home the right way.
Let’s dive in.
LBI luxury market snapshot
Long Beach Island’s luxury segment is a thin, seasonal market where presentation matters. “LBI luxury” typically refers to the top tier of island properties, often in the mid-seven-figure range and above, with buyers motivated by second-home lifestyle, proximity to NYC, and rental income potential. You can think of it as the upper decile of the island’s inventory and demand. For context, local snapshots show median list and sold prices in the low to mid millions, with average days on market measured in weeks. In mid‑2025, examples across Long Beach Township reflected values around the $1.6–$2.0M range and average time on market near 60–90 days, underscoring a competitive but active luxury micro-market (Rocket market snapshots).
If you’re planning to sell, you want to outperform those timelines. That starts with a strategic marketing plan tailored to how luxury buyers actually shop.
Why strategic marketing sells faster
Buyers are visual
Most buyers rely on photos, floor plans, and virtual or interactive content to decide which homes to tour. Surveys by the National Association of REALTORS show photos are essential and that floor plans and virtual tours consistently rank among the most-used features by buyers evaluating homes online (NAR Generational Trends). On LBI, many prospects screen remotely, so your visuals do the heavy lifting long before an in-person showing.
Professional photography speeds results
Industry analysis from VHT Studios found that professionally photographed listings sold about 32% faster in the markets studied (VHT photography analysis). While results vary by market, the takeaway is clear: premium imagery catches the right eyes sooner. For LBI luxury, that means high‑resolution interiors, true-to-scale wide angles, multiple exteriors, one strong twilight hero, and detail shots that showcase materials, craftsmanship, and views.
3D tours convert remote buyers
Across multi-market MLS datasets, independent analyses summarized by Matterport report listings with 3D tours sold up to about 31% faster and achieved roughly 4–9% higher prices in some markets. A separate study cited average lifts of about 20% faster sales and 4.8% higher prices in the test samples (Matterport MLS analyses). Outcomes vary, but the pattern is consistent: immersive 3D acts like a 24/7 open house that pre-qualifies buyers, increases time-on-listing, and accelerates serious interest.
Video and aerial tell the story
Cinematic property films and short social cuts boost engagement and communicate the lifestyle that comes with an LBI address. Industry providers report higher time-on-page and more qualified leads when video is part of the package (video marketing insights). Aerial photography provides the crucial context that luxury buyers want on the island: ocean vs. bay orientation, dune setback, and beach or marina access. Drone capture is a commercial operation, so pilots must follow FAA Part 107 rules or you should hire a compliant vendor (FAA Part 107 overview).
Property sites and targeted reach amplify exposure
A dedicated property website and a downloadable digital brochure make it easy for affluent buyers and their agents to evaluate a home in one polished destination. From there, targeted distribution to high-end audiences is the lever that increases qualified reach. On LBI, that typically means Bright MLS exposure plus focused campaigns that geo-target NYC and Tri-State feeder markets and position the listing on premium channels where high-net-worth buyers browse.
A proven launch blueprint for LBI luxury
Pre-launch preparation
- Schedule a staging consultation to fine-tune layout, scale, and styling for photography.
- Tackle light repairs, touch-up paint, and landscape refresh. Focus on curb approach and outdoor living spaces.
- Prep documentation in advance: elevation certificate, recent improvements, permits, and any rental history or projections if relevant.
Media pack essentials
- Professional photography: HDR interiors and exteriors, plus one twilight hero. Typical U.S. packages often start around $150–$500 and scale for luxury, location, and scope (photography pricing overview).
- Drone imagery: Aerial photos and short clips from a Part 107-compliant operator. Pricing often falls in the $150–$500+ range depending on complexity.
- 3D digital twin: A Matterport-style walkthrough that lets buyers explore floor plans, room flow, and views at their own pace.
- Cinematic video: A 60–120 second lifestyle film with short social edits for launch week.
- Property microsite and digital brochure: A hosted single-property site with a branded PDF and ready-to-send agent email template.
Launch distribution and paid media
- MLS syndication: Bright MLS for broad distribution, plus premium channel placement where appropriate for the price band.
- Targeted digital campaigns: Geo-target NYC and Tri-State feeder ZIP codes and custom audiences aligned to second-home and investor profiles. Initial launch budgets commonly start around $1,000–$5,000 and scale with reach and timeline.
- Broker-first exposure: A broker preview or invitation-only showings timed right after the initial online push to capture momentum.
Timing and seasonality on LBI
The island is seasonal, and the first 7–10 days of a listing are critical. In peak months, prioritize weekend showing windows and fast feedback cycles. Where rental income is part of the value story, present occupancy history and local demand cues from short-term rental analyses to help buyers model returns (seasonal STR patterns).
Coastal details that build buyer confidence
Flood, elevation, and insurance transparency
Barrier-island homes can sit in FEMA flood zones, so be ready with your elevation certificate, flood map references, and current insurance details. Sharing this information early reduces friction in due diligence and increases buyer confidence. Local emergency management and municipal resources can help you confirm base flood elevation and documentation requirements (LBI Emergency Operations info).
Resiliency features that matter
Buyers look for practical, storm-ready upgrades in the luxury tier. If your home has elevated utilities, impact-rated windows, a whole-house generator, or has been raised above base flood elevation, make those features prominent in the listing copy, video, and 3D tour annotations.
How we measure impact
Marketing is only as strong as its results. During the first two weeks, track real-time signals to validate exposure and adjust quickly.
Key KPIs to watch
- Digital engagement: Impressions, clicks, property-site visits, average time on site, video completions, and 3D-tour engagement.
- Lead quality and showings: Inquiry volume, agent referrals, private showings, and broker-open attendance.
- Sale outcomes: Days on market, number of offers, and sale-to-list price ratio.
Context matters. In mid‑2025, many LBI areas showed multiple-week timelines with averages around 60–90 days. With a marketing-first launch, you aim to beat that. Compare your first 30 days to the next 30 and benchmark against nearby comps that did not use the same full media package.
Work with a marketing-first LBI team
You deserve a boutique approach that treats your home like a magazine cover. Coastal Living combines studio-grade production with deep local expertise and a vacation-rental funnel that attracts both lifestyle and investor buyers. From staging coordination and top-tier photography to cinematic film, 3D tours, custom brochures, and a polished property website, your listing is presented with intention and distributed where qualified buyers are already looking. You get clear reporting, responsive communication, and hands-on guidance from pre-list to closing.
Ready to see how strategic marketing can shorten your timeline and strengthen your outcome? Request a Complimentary Coastal Market Evaluation from Coastal Living Real Estate Group.
FAQs
What counts as a “luxury” home on LBI?
- On LBI, luxury generally refers to the top price decile of the market, often in the mid-seven-figure range and up, driven by second-home lifestyle and proximity to NYC feeder markets (LBI luxury context).
Do 3D tours really help sell faster or higher?
- Large MLS analyses summarized by Matterport found listings with 3D tours sold up to about 31% faster and achieved roughly 4–9% higher prices in some markets, though outcomes vary locally (3D tour evidence).
Are professional photos worth it for an LBI listing?
- Yes. Vendor analysis reported professionally photographed homes sold about 32% faster in the studied market, aligning with buyer surveys that rank photos as essential (photo impact study; buyer preferences).
Can you use drones legally to market my home?
- Absolutely, with an FAA Part 107-compliant pilot who follows registration and operational rules for commercial flights, or by hiring a certified vendor (FAA Part 107 rules).
What documents should I prepare before listing a coastal home?
- Have your elevation certificate, flood zone map reference, current insurance details, improvement permits, and any rental history or projections ready for buyers and their agents (LBI flood info).
How much should I budget for marketing assets?
- Budget ranges vary by scope and vendor, but photography often starts around $150–$500 and scales for luxury, with additional line items for drone, 3D tours, video, and property microsites; your agent will build a plan to fit your price band and timeline (pricing overview).
