Your monthly guide to Cape May County homes, happenings, and hidden gems
Issue #1 – October 2025
👋 A Note from Kier
Hi friend! 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 👇
Get this newsletter delivered to your inbox every month, subscribe below.
🏡 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
| Date | Town | Event | Time / Location | Description |
|---|---|---|---|---|
| Oct 4 | 🌊 Sea Isle City | 🐾 Blessing of the Animals | 12:00 PM – 1:30 PM / St. Joseph Church Parking Lot | Bring your pets for a special blessing in honor of St. Francis of Assisi. |
| Sept 28–Oct 1 | 🏰 Cape May | 🍺 Cape May Oktoberfest | All day / Historic Jackson Street | European-style street festival with music, food, and beer. |
| Oct 5 | 🏰 Cape May | 👻 Ghosts of Cape May Trolley Tour | 10:00 AM – 6:00 PM / Jawbone Gallery | Explore Cape May’s haunted history on a guided trolley tour. |
| Oct 10–13 | 🏰 Cape May | 🎩 Victorian Weekend | All day / Throughout Cape May | Victorian-themed events, house tours, and parades. |
| Oct 11 | 🏖️ Avalon | 🐟 Art & Seafood Festival | 10:00 AM – 5:00 PM / Surfside Park | Seafood, live music, and artisan vendors. |
| Oct 11 | 🌊 Sea Isle City | 🧹 Beach Clean Up | 10:00 AM – 12:00 PM / JFK Blvd. & Promenade | Community event to help keep the beach clean. |
| Oct 11 | 🎡 Ocean City | 🎨 Fall Block Party | 9:00 AM – 5:00 PM / Asbury Ave., 5th–14th Streets | Over 400 crafters, food vendors, and entertainers. |
| Oct 11–12 | 🎡 Ocean City | 🛍️ Discount Days | 8:00 AM – 5:00 PM / Boardwalk & Downtown | Special discounts from local merchants. |
| Oct 12 | 🏰 West Cape May | 🎃 Lima Bean Festival | 10:00 AM – 5:00 PM / West Cape May | Quirky festival with live music, food, vendors, and creative lima bean dishes. |
| Oct 18 | 🌊 Sea Isle City | 🍁 Harvest Classic | 10:00 AM – 3:00 PM / Excursion Park, 41st Street | Pumpkin decorating, hayrides, live music, and more. |
| Oct 19 | 🌊 Sea Isle City | 🍂 Harvest Fest | 11:00 AM – 4:00 PM / Downtown | Fall crafts, hayrides, and family fun. |
| Oct 25 | 🏖️ Avalon | 🚗 Trunk or Treat | 5:00 PM – 7:00 PM / Parking Lot, 30th Street & Avalon Ave. | Family-friendly Halloween event with decorated car trunks. |
| Oct 25 | 🏝️ Stone Harbor | 🎃 Harvest Festival | 10:00 AM – 4:00 PM / Downtown Stone Harbor | Hayrides, pumpkin decorating, and live entertainment. |
| Oct 29–31 | 🏝️ Stone Harbor | 👻 Halloween Week at the Library | All day / Stone Harbor Library | Spooky-themed activities and crafts for all ages. |
| Oct 30 | 🎡 Ocean City | 🕸️ Halloween Parade | 7:15 PM / Asbury Ave., 6th–11th Streets | Festive parade with costumes and floats. |
| Oct 31 | 🏖️ Avalon | 🍬 Trick or Treat | 5:00 PM – 8:00 PM / Borough-wide | Traditional trick-or-treating throughout Avalon. |
🏖️ 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 | Kiersten.Vogt@gmail.com
Talk soon,
Kier
@Realestate.Kier | Cape May County Realtor 🌊🏡
