The Avalon and Stone Harbor market remains active as we head into spring, with buying activity increasing while mortgage rates hold steady, retreating to levels last seen in the fall. We are seeing overall market strength for several reasons, including shorter average days on the market in both Stone Harbor and Avalon - down from 158 days in 2024 to 119 in 2025. The general consensus anticipates two Federal Reserve rate cuts through the remainder of 2025. This approach allows time to evaluate the short-term impact of potential tariffs, maintain downward pressure on inflation, sustain economic growth, and keep unemployment stable.

Buyers who previously approached the market cautiously over the past few years, attempting to minimize downside risk, have now shifted strategies to capitalize on today's prices rather than waiting for further appreciation. Additionally, as interest rates experience downward pressure, more sellers are beginning to move away from the ultra-low rates secured during the pandemic.

Market Trends & Buyer Activity

• 41 properties have gone under contract since the start of 2025, showing strong early momentum.
• Inventory levels remain tight, indicating continued strong demand and limited availability across the market.

Looking to Buy or Sell?

Connect with The Sudell Team, the leading experts in Avalon and Stone Harbor real estate, to navigate today's active market. With a record-setting 2024 - closing among the highest number of sales transactions - and my position as the top agent in the first quarter of 2025, our proven success ensures you'll have an advantage in achieving your real estate goals.

Many properties are selling event before they're publicly listed, making early communication crucial. Reach out today for a property valuation, market insights, or to explore opportunities tailored to your needs.

It's almost beach tag season on the 7 Mile Island, and tags are now available for purchase for the pre-season rate.

Pricing & Information

• Avalon and Stone Harbor tags are reciprocal and can be used throughout the 7 Mile Island.
• Free Seasonal Tags are available to all veterans, active-duty military members and immediate families of the United States Armed Forces.
• Tags are required for anyone ages 12 and up.
• Seasonal Tags are on sale for the pre-season price of $35 through May 31. Starting June 1, the price will be $40.
• Weekly tags are $17.
• Daily tags are $8.

How to Purchase in Avalon

• In-person at the Avalon Tax Collector's Office through April 25, or at the Avalon Chamber of Commerce during open hours.
• Avalon's Beach Tag Booth - open weekends starting April 5 and daily starting April 26
• By Mail: Send a self-addressed stamped envelope to the Avalon's Tax Collector's Office (3100 Dune Drive) through May 9. You will receive a receipt which you can exchange for a tag at the beach tag booth.
• Online by clicking here.

How to Purchase in Stone Harbor

• Beach Tag Office (95th Street & the beach) from 10am-4pm daily.
• From any on-duty beach tag inspector, in season.
• Online by clicking here

Avalon's Sand Restoration Update



Avalon's north end beaches will be restored in June through a sand backpassing project. Fred M. Schiavone Construction has secured the $648,900 contract but must wait until emergency bridge repairs on Avalon Boulevard are complete.

Work will occur overnight on weekdays to minimize daytime beach disruption, moving sand from 32nd-40th streets to 9th-15th streets. Borough officials stress that safety precautions will be in place, including daily path reopenings by 8am and careful management of truck traffic.

Click here for updates on this project once it begins.

Stone Harbor Sip & Shop Weekend

April 4-6, Downtown Stone Harbor

Shoppers can enjoy a spring shopping weekend in Stone Harbor as participating stores and restaurants will be open and offering special promotions and discounts. Plus interactive demonstrations, perks, cocktails/mocktails, and food and drink specials throughout the weekend.

Click here for more information.

Stone Harbor Job Fair

Saturday, April 12 | 10am-4pm

Looking for a summer job? Get your resume ready and head to Stone Harbor for the annual Job Fair hosted by the Stone Harbor Chamber of Commerce. Visit participating businesses for on-the-spot interviews and in-person applications. Stop by the Chamber office at 212 96th Street for a list of participants.

Click here for more information.

Easter Weekend in Avalon

April 19th, 10am to 2:30pm



Spend Easter Weekend in Avalon! The Avalon Recreation Department kicks off festivities on Saturday, April 19 at 10am with its annual Easter Egg Scramble at the 10th Street fields. Afterward, from 11am-2pm at Veterans Plaza, families can meet the Easter Bunny, enjoy face painting, and hunt for special gold eggs containing prizes. Local shops and restaurants will also be open offering specials and promotions throughout the weekend.

Click here for more information.

Avalon Announces 2nd Annual Spring into Summer Celebrations



Avalon invites you to welcome the warmer weather at the 2nd annual "Spring Into Summer" celebration, running from late-May through the end of June. Every weekend, experience a variety of activities tailored to different themes, including Arts & Music, Explore Nature, and ending with the Summer Solstice Festival. Expect sand sculpture demos, Avalon's Art & Authors on Dune, and live performances by Jimmy and the Parrots. Families can also enjoy face painting, balloon art, and more activities for the kids. Join Avalon in welcoming another fun summer season.

Click here for more information.

Designer-Furnished Home

Just 8 homes from the 37th St. beach path! This 3,800 sq. ft. luxury retreat features a first-floor family room with a wet bar, a gourmet kitchen with Sub-Zero and Wolf appliances, a third-floor primary suite with a private deck, and a backyard oasis with a pool, spa, marble deck, and outdoor TV wall.

View the Listing: 151 37th Street | View the Video Tour

Email for a private showing

Located 8 Homes From the Beach

Backyard Oasis with Pool & Cabana

Bayfront Townhome

This bayfront townhome sits on a protected, no-wake basin, offering panoramic water and wetlands views. The split-level design provides privacy across four bedrooms and three full baths. The top floor features a spacious kitchen, dining and family room with a large bayside deck. A floating dock, two boat slips, and a newer bulkhead complete the waterfront setup. Just two blocks to the beach and a short walk to town. Offered fully furnished.

View the Listing: 353 39th Street | Email for a private showing

Featuring a floating dock, two boat slips, and a newer bulkhead.

Spacious living area with panoramic bay views.

Designer-Furnished Home

A custom home built by JW Hand Builders offering luxury living with hand-selected finishes. Located just east of Dune Drive and 2 blocks from town, enjoy easy access to the beach, dining, shopping, and more. Entertain with a spacious backyard featuring a pool and cabana, and an expansive interior offering a chef's kitchen and a high-end trim package.

View the Listing: 1819 Dune Drive | View the Video Tour

Email for a private showing

Spacious backyard with pool and cabana.

Chef's kitchen with high-end appliances.

Beach Block Property

Located just 4 homes from the beach path, this prime corner lot on Avalon's sought-after street offers a great opportunity for redevelopment. With ocean views, generous lot size, and Southeast exposure, it's perfect for building your custom dream home. Underground utilities and low dune lines further enhance this property's value.

View the Listing: 6229 Dune Drive | View the Video Tour

Email for a private showing.

Beach Block Location

Spacious Interior

Prime downtown Avalon location.

Spacious interior for diverse merchandising.

280 36th Street, Avalon

6BR | 6.5BA | Prime Corner Lot



Custom home featuring a heated pool with south-facing yard and elevator access. The gourmet kitchen includes a large island and wine fridge. Multiple decks offer bay and sunset views. Spacious family room features a wet bar. Private primary suite with balcony, and a short walk to beach and amenities.

10801 Second Avenue, Stone Harbor

3BR | 2BA | Prime Corner Lot



Located on a southwest corner, this 55'X100' lot offers space, privacy, and abundant natural light. Just two cross streets from the beach and a short walk to town, it's near Clark's Market, Chelsea Place Park, and public bay access. With room for a 2,750 sq. ft. new build, multiple decks, and a pool, this is a rare opportunity in a sought-after location.

2308 Ocean Drive, Avalon

4BR | 2.5BA | Bayfront Corner Lot

Prime bayfront corner lot with 50 feet of water frontage! Steps from town, this spot offers boat slips, open water views, and front-row access to Princeton Harbor’s vibrant activity. Existing home + apartment or build new—CAFRA permit in place.

6801 Ocean Drive, Avalon

5BR | 3BA | $2,320,000



An immaculate south-end townhome with stunning bay and sunset views. Located on a corner lot, and just 1.5 blocks from the 68th Street beach, this home is the perfect shore retreat.

902 Ocean Drive, Unit 412

3BR | 2BA | $950,000



Premier Canyon Club corner unit with panoramic marina, pool, and courtyard views. Features 3 beds, 2 baths, custom kitchen, 2 fireplaces, private balconies, and a widow's watch with 360° views. Enjoy resort-style amenities: 3 pools, tennis, and more, near Cape May’s beaches and downtown.