Ironside is introducing the Shore Stress Test, a monthly snapshot of the key measurements shaping the residential market in Avalon, Stone Harbor and Sea Isle City.
Six measurements help explain who holds the leverage in the market, how quickly inventory is moving and whether buyers or sellers are gaining ground.
The inaugural report finds buyers continue to hold the upper hand in negotiations, even as many sellers remain reluctant to lower their asking prices.
BUYER LEVERAGE
71.5%
Nearly three out of every four residential homes sold this year closed below their original asking price.
Residential sales analyzed: 172
Median negotiated discount: 4.65%
Total negotiated from original asking prices: $30.1 million
SELLER CONVICTION
71.4%
Fifteen of the 21 active residential listings that have spent at least 180 days on the market have not reduced their original asking prices.
Together, those listings represent more than $75.3 million in residential real estate.
SELLER FLEXIBILITY
24.8%
Only about one in four active residential listings is currently asking less than its original list price.
AVAILABLE INVENTORY
122
Current active residential listings.
Avalon: 42
Stone Harbor: 43
Sea Isle City: 37
MARKET SPEED
43.5 Days
Median Days on Market for homes currently under contract.
MARKET MOMENTUM
48 New Listings
24 Under Contract
Over the past 30 days, new residential listings outpaced new contracts by roughly 2 to 1.
THE WAKE
Buyers hold the negotiating advantage. Nearly three out of four residential sales across Avalon, Stone Harbor and Sea Isle City closed below their original asking prices this year.
Methodology: The Shore Stress Test measures residential market conditions in Avalon, Stone Harbor and Sea Isle City using publicly available Cape May County MLS data. Included property types are single-family homes, condominiums, townhomes, duplexes and twins. Vacant land, commercial, mixed-use, office/professional, boat slips, business opportunities and fractional ownership interests are excluded. Buyer Leverage reflects year-to-date residential sales through July 10, 2026. All other metrics reflect current market conditions or activity during the previous 30 days.
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