Issuu

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BOOK L O N G B E A C H I S L A N D ’ S P R E M I E R R E A L E S TAT E M A G A Z I N E

MIDFALL 2026 BUILDING LEGACY ON LONG BEACH ISL AND 14

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Six New Homes Coming to Harvey Cedars

Rendering is for artistic interpretation only, final designs may differ. ALL HOMES ARE TO BE ENERGY STAR® CERTIFIED Look for high performance homes built to EPA’s ENERGY STAR Homes Program. ENERGY STAR Homes offer enduring quality, value-adding energy efficiency features and a combination of materials and equipment that deliver better performance and an overall superior level of quality. New Jersey’s Clean Energy Program™ is brought to you by the New Jersey Board of Public Utilities and does not endorse

any RE one builder. T HE BO OK | LONG BE ACH ISL AND ’S PREMIER ALparticular E S TAT E MAG A ZINE Information | MIDFAL L can 2 0 26be found at NJCleanEnergy.com.

Discover a new collection of Walters homes coming to Long Beach Island. A new opportunity is taking shape in Harvey Cedars. Walters is introducing six thoughtfully designed new homes that bring together distinctive coastal architecture, quality craftsmanship and the relaxed lifestyle that makes Long Beach Island such a special place to call home. Just moments from the beach and bay, each residence is designed with modern Shore living in mind, offering beautiful spaces for gathering, entertaining and making memories for years to come. With more than 40 years of experience building along the Jersey Shore, Walters brings a trusted approach to every detail, from design through construction.

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BOOK L O N G B E A C H I S L A N D ’ S P R E M I E R R E A L E S TAT E M A G A Z I N E

CONSTRUCTION CO-FOUNDER | CHAIRMAN | PUBLISHER

Gary Henderson C O - F O U N D E R | C R E AT I V E E D I T O R I A L D I R E C T O R

Farrell Dunleavy V P O P E R AT I O N S

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N E X T I S S U E P U B L I C AT I O N MARCH 1, 2027 SUBMISSION DEADLINE FEBRUARY 2, 2027

FOR ADVERTISING & GENERAL INQUIRES 203.240.4269 G A R Y @ B AY - M A G . C O M For a digital copy of The Book visit our website at bay-magazine.com. All rights reserved. No part of this periodical may be reproduced without express permission of the publisher. The opinions expressed by writers commissioned for articles published by The Book are not necessarily those of the magazine. Copyright © 2026 LBI Publishing Inc. bay magazine Open House Magazine Feed Your Mind Cookbook™ Wedding Bliss Expo™ The Book™

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LONG BEACH ISLAND’S HOME DESIGN MAGAZINE

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LONG BEACH ISLAND’S COOKBOOK

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Reynolds & Luedtke Join Forces We’d like to introduce our real estate sales alliance with Mark and Luke Reynolds. Reynold’s Landscaping is LBI’s top luxury landscaping firm and now Mark and Luke Reynolds work hand in hand with Joy Luedtke Real Estate, LLC-THE luxury Agency on Long Beach Island. Sharing deep family roots, multi-generational legacies, and an unfettered reputation for quality, professionalism, and high-end coastal real estate-what does this mean for you? Enjoy our combined expertise, decades of local Island knowledge, and top notch service & results-making LBI a beautiful and relaxing sanctuary by the sea.

Lee Luedtke

Mark and Luke Reynolds

JoyLuedtke

www.joyislbi.com | 609.494.8883 1907 Bayview Avenue at Historic Viking Village P.O. Box 888 Barnegat Light, NJ 08006 T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 9

MARKET LEADERS. COASTAL EXPERTS. T HE BO OK | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 0 26

FROM THE NORTH END...

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...TO THE SOUTH END.

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Building Legacy on Long Beach Island The Story of Michael Pagnotta Architecture + Construction

Written by Jenna Cowperthwaite

For many families, a home on Long Beach Island is the setting for a lifetime of memories. It is where children spend their first summers by the ocean, friends gather around a crowded dinner table, and generations return to a place that feels unmistakably their own. Since establishing his practice on LBI in 1990, Michael Pagnotta has helped families

give those memories a home. His firm, Michael Pagnotta Architecture + Construction, brings architecture, construction, and interior design together through an architect-led process grounded in creativity, practical experience, and close collaboration. The result is a portfolio that reflects both the character of the island and the individuality of the people who call it home.

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PAGNOTTA’S HISTORY Michael Pagnotta’s vision was straightforward: bring the people who design a home and the people who build it under one roof. He understood that even a thoughtfully designed home depends on clear communication during construction. By connecting those disciplines from the beginning, he sought to create a process in which design decisions, construction methods, and costs could be considered together. Over the years, the practice grew from custom coastal homes to neighborhood developments, condominium communities, and mixed-use projects. Its work encompasses traditional shingle-style residences, contem-

porary coastal homes, and projects that draw inspiration from the island’s architectural history. Through that growth, Long Beach Island has remained the heart of the company. Working here requires an understanding of more than architectural style. Lot dimensions, zoning requirements, flood elevations, exposure to wind and salt, and the relationship between neighboring properties all influence how a home takes shape. Decades of local experience help the Pagnotta team navigate those considerations while keeping the homeowner’s goals in view. The firm’s enduring purpose is to create homes that are beautiful, comfortable, and thoughtfully suited to life at the shore.

1990 - DESIGN FOR CLASSIC SHINGLE STYLE HOME 16

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1991 -CONTEMPORARY BAYFRONT HOME WITH POPULAR MATERIALS OF THE TIME: VERTICAL CEDAR SIDING AND POWDER COATED PIPE GUARD RAILS

ARCHIVAL IMAGE OF A 1992 ORGANICALLY-INSPIRED OCEANFRONT HOME WITH CURVED FIBERGLASS BARREL ROOF. T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 1 7

“Our process eliminates finger-pointing. We don’t believe in surprises, only solutions. The client is always at the center of every decision.”

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THE PAGNOTTA PROCESS Every project begins with a conversation. At an initial, no-charge, no-obligation meeting, prospective clients are invited to share their ideas, priorities, and expectations. Some arrive with photographs and carefully collected inspiration. Others begin with a memory of a childhood beach house or a simple wish to bring the family together more often. The discussion explores how the home will be used. How many people will gather on a summer weekend? Where will guests stay? Is the kitchen the center of family life? Should the home accommodate changing needs as children grow and grandchildren arrive? These conversations establish the project’s direction, including its size, architectural character, and preliminary budget. From there, the work progresses through schematic design, design development, and construction documents. Early plans, elevations, and three-dimensional models help clients understand the proposed home, while preliminary specifications and construction estimates bring practical considerations into the discussion. “We try to provide as much information as possible early in the design phase,” Michael says. “This helps to eliminate surprises and give clients a chance to value engineer their homes with us before the plans are completed.” Considering costs during design allows clients to make informed choices while there is still flexibility to adjust the plans. A change in layout, a different material, or a reconsidered feature can be evaluated in terms of both its expense and its contribution to the finished home. Architectural services are offered for a fixed fee tied to a clearly defined scope, with additional services addressed separately when needed. That clarity helps clients understand the agreement and concentrate on the decisions ahead. Throughout the process, the goal is to make a complex undertaking understandable—and to give homeowners confidence in the home they are creating.

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TOOLS OF THE TRADE A floor plan communicates dimensions and relationships. A three-dimensional model helps a homeowner imagine being there. The Pagnotta team uses digital modeling, SketchUp, and three-dimensional printing to bring designs into focus before construction begins. Clients can explore the exterior from different angles, understand the proportions of a room, and see how spaces connect. These tools are particularly valuable when a decision is difficult to picture on paper. The scale of a kitchen island, the

relationship between a living room and its deck, or the shape of a roofline becomes easier to discuss when everyone can see the same design. Technology also creates opportunities to refine the home early, when adjustments are simpler to make. For homeowners Mike and Paige Burt, that ability to visualize their bayfront home became a memorable part of the experience. “The ability to view our home with the 3D model before it was built gave us so much confidence,” Paige says. “It was amazing and a lot of fun.”

“The whole crew at Pagnotta were just the best. Ours was not a simple project and it was such a great process, from start to finish. The ability to view our home with the 3D model before it was built gave us so much confidence. It was amazing and a lot of fun. I can’t say enough good things.” — Mike & Paige Burt

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PAGNOTTA’S PEOPLE Behind every finished home is a team whose work extends well beyond the photographs. Architectural designers, construction managers, carpenters, interior designers, and project support staff bring different skills to the same undertaking. Some develop the drawings. Others coordinate selections and material orders, manage the construction site, or attend to the details that give a home its finished character. The strength of the organization lies in how those people work together. Long-serving team members contribute experience built over many years and multiple projects. Emerging professionals bring fresh ideas

and develop their skills alongside seasoned colleagues. Knowledge moves between the office and the field, helping the team anticipate challenges and find practical solutions. “There is a real passion within each member of our team,” Michael says. “We enjoy what we do and we know how blessed we are to have the opportunities to work on such interesting projects and in such a special place.” That shared appreciation is an important part of the company’s culture. So is the understanding that a homeowner’s experience depends on the daily efforts of many people. The firm’s legacy is carried forward through those relationships, through mentorship, and through the care the team brings to its work.

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THE DIVISIONS Architecture, construction, and interiors contribute to a home from its earliest planning through its final details. The architectural team considers the site, the family’s needs, the building’s character, and the way its spaces will function. Construction managers impart knowledge of materials, methods, costs, and the practical work of bringing the drawings to life. Interior design connects those decisions to the rooms homeowners will use every day. Kitchens and baths, cabinetry, lighting, tile, finishes, and furnishings all benefit from coordination with the architectural plans and construction schedule. Decisions about a fixture or a cabinet can affect electrical work, framing, dimensions, and material orders long before installation. Bringing these disciplines together creates a direct path for questions to be answered and details to be resolved. “The most important aspect in custom construction is communication,” says Mike. That principle guides their work from the first sketch to the final piece of trim. The aim is to maintain the design’s character while ensuring that the many individual decisions support a comfortable, coherent home. 22

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REAL ESTATE CONNECTIONS On Long Beach Island, the potential of a property is not always apparent at first glance. A modest cottage may occupy a particularly desirable lot. A waterfront site may offer exceptional views while presenting important design and approval considerations. A property in a historic neighborhood may call for an approach that respects its surroundings while meeting a family’s current needs. The Pagnotta team helps clients consider those opportunities in the context of zoning, coastal regulations, construction requirements, and local market conditions. For someone considering a purchase, that perspective can help clarify what may be possible before a major commitment is made. For an existing owner, it can help frame the choice between renovation, replacement, or a different use of the property. “We assist in determining the best way to get the most from a client’s resources so that the home will have immediate and lasting value,” Mike explains. Every project involves decisions about time, space, and money. Understanding how those factors interact helps clients weigh their priorities and make choices that serve both their enjoyment of the home and their long-term plans. T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 2 3

CLIENT STORIES The firm’s work is perhaps best understood through the families who live in its homes. Heather and Larry Pfeifer describe their Jerome Avenue oceanfront home as a vision realized through trust and collaboration. “We trusted their vision,” says Heather. “Pagnotta delivered a home beyond our expectations.” For Joe and Linda Ritzel, the design of their Cleveland Avenue home brought together practical needs and a sense of nostalgia. Having architecture, construction, and selections coordinated within one organization helped them move through the many decisions involved in creating a custom home. Joe’s assessment is particularly memorable. “I’ve built homes before and always had that ‘I wish I had…’ feeling,” he says. “Not this time. I wouldn’t change a window.” In Holgate, Joe and Maryann O’Dowd’s home presented a different set of considerations. Its proximity to Clam Cove exposed the property to strong winds and drifting sand. The Pagnotta team worked with the homeowners on a combination of decorative fencing and a retaining wall intended to address those conditions while complementing the home and its outdoor spaces. The project illustrates how coastal design often depends on careful attention to the landscape as well as the building. Josh and Kristine Rhodes brought an appreciation for New England architecture to their South Atlantic Avenue historic residence. As repeat clients, they already understood the firm’s approach and valued its attention to craftsmanship. Their home reflects the balance between familiar architectural character and the comforts of modern living. Together, these experiences reveal the variety of needs behind the firm’s portfolio. Each home has its own setting, its own challenges, and its own family story. 24

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DIGITAL RENDERING OF THE FORTUNA PARK MODEL HOME

NOTABLE PROJECTS & DEVELOPMENTS

signs combine individual preferences with the demands and opportunities of coastal sites.

The Pagnotta portfolio includes individual homes as well as projects that contribute to the character of larger neighborhoods.

Fortuna Park in Ship Bottom represents another chapter in that work. Planned for the former LBI Elementary School property, the 21-home development brings the firm’s architecture, construction, and interiors capabilities together within a new residential neighborhood.

Island’s End in Holgate, the Buccaneer condominium community, and the Queen City mixeduse project in Beach Haven demonstrate the firm’s experience working at different scales. Each presents its own questions about architecture, circulation, outdoor space, and the relationship between buildings and their surroundings. Custom residences such as the Ritzel and Minerva homes on Cleveland Avenue, along with the Pfeifers’ Jerome Avenue oceanfront, show the range of the firm’s residential work. Their de26

The broader redevelopment includes land designated for borough greenspace, connecting the project to a public use as well as new homes. In Beach Haven, the Queen City office provides an additional setting for conversations about architecture, construction, and interiors. It extends the company’s presence on the southern end of the island and offers another point of connection with homeowners and the community.

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COMMITMENT TO COMMUNITY A long-standing local practice becomes part of the community in ways that extend beyond its buildings. The Pagnotta organization has supported island institutions and initiatives, including local churches, school activities, Compassion Café, Surflight Theatre, and the Long Beach Island Foundation. That connection was especially meaningful in the aftermath of Superstorm Sandy. As homeowners faced damaged properties and difficult decisions, the firm offered pro bono guidance to help them understand possible paths toward reconstruction and FEMA assistance. It was an opportunity to put local knowledge and professional experience to work when neighbors needed them most. Community responsibility also takes place on a smaller, daily scale. Building a home means working within an existing neighborhood, where communication, consideration, and care for the site matter to the people nearby. For a company whose work has been rooted on LBI since 1990, those relationships are part of what makes the work meaningful. DIGITAL RENDERING OF THE QUEEN CITY MIXED-USE PROPERTY

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A COASTAL VISION, REALIZED The photographs tell one part of the story: distinctive rooflines, welcoming porches, carefully detailed interiors, and homes shaped by their coastal setting.The rest unfolds after construction is complete. It is found in a kitchen filled with family, a quiet morning on the deck, and the familiar arrival of guests who return each summer. It is in the way a home accommodates everyday life and becomes part of a family’s history. Since 1990, Michael Pagnotta Architecture + Construction has approached that work by bringing design, building, and people together. Its continuing purpose is to listen carefully, make thoughtful decisions, and create homes that families will enjoy for years to come. On Long Beach Island, that is how a legacy takes shape.

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A S K T H E R E A LT O R

Ask the Realtor

BONNIE WELLS BROKER | OWNER OF COASTAL LIVING REAL ESTATE Specializing in Marketing Management since 1985, Bonnie Wells has built a distinguished career that began with a focus on the Eastern Seaboard for a D & B Software Company. She relocated to New Jersey in 1989, bringing her expertise and passion for real estate to new markets. Holding a Broker’s Real Estate License in both New Jersey and Florida, Bonnie has facilitated relocations for clients from all over the world.

Interviewed by Jenna Cowperthwaite Photos by Real Estate Cinema

Why Fall May Be LBI’s Most Coveted Season and How to Weather a Changing Market “Summer is why the tourists come. Fall is why the locals live here.” Labor Day marks the unofficial end of summer on Long Beach Island. For those who live here yearround, however, fall is not the end of the season, but rather the beginning of one of the most beautiful times of the year. There are fewer lines at restaurants, parking is readily available and the ocean remains warm and inviting. The Island feels peaceful, yet still alive. Fall is also when some of the most serious real estate conversations begin. Buyers visiting during this time are no longer simply dreaming about owning a home at the Shore. They are actively exploring neighborhoods, comparing values and imagining what it would feel like to become part of the Island community. This year, as your fall issue arrives, the real estate market is also facing a change in the financial weather. Mortgage rates have moved higher, creating a headwind for some buyers. That does not mean the LBI market has come to a stop, however. It simply means buyers and sellers need to understand the forecast, prepare carefully and adjust their course as necessary.

Is Fall really a good time to buy a home on LBI? The autumn months present an excellent time to buy, particularly for someone who wants to make a thoughtful decision without the distractions of the busy summer season. Fall buyers generally spend 38

more time studying the market, revisit neighborhoods to better understand the subtle differences and compare homes more carefully. There is also a different sense of community in the fall. Neighbors have more time to stop and talk. Local businesses welcome familiar faces, and the Island settles into a calmer rhythm. Buyers visiting during this season begin to see that owning a home on LBI is about much more than a few summer weeks. That emotional connection can be just as important as the number of bedrooms, bathrooms or blocks to the beach.

What does the financial forecast look like this fall? As this issue goes to press, the average 30-year fixed mortgage rate is approaching 7 percent nationally. Those higher rates are creating a headwind because even a small increase can make a substantial difference in the monthly payment on an LBI property. The impact will likely be most noticeable in the approximately $1.5 million to $3 million price range. This is an important segment of the LBI market where buyers often combine proceeds from another house with personal savings and mortgage financing to purchase their dream home. While they have the resources to buy, they remain sensitive to the monthly cost of carrying a second home. It’s important for sellers to note that homes in this range may take longer to sell when they are priced too aggressively, require significant updating or lack the location and amenities buyers expect. With higher borrowing costs, buyers may be more selective and place greater value on properties with strong rental histories, pools, updated interiors, favorable flood elevations or close proximity to the beach. Properties below approximately $1.5 million remain com-

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petitive because inventory at that price point is limited. At the upper end of the market, particularly above $4 million, many buyers rely less heavily on traditional financing. Sellers should note that while those properties may be somewhat more sheltered from interest-rate changes, luxury buyers are still highly selective. They will wait for the right location, design, view and overall value.

Why might a seller list during the fall instead of waiting until spring? One of the greatest advantages is reaching buyers who are planning ahead. A fall buyer is able to close during the winter, complete improvements and have the home ready by Memorial Day. They may want time to furnish the property, arrange insurance, hire contractors or prepare it for the upcoming rental season. Fall listings may also face less competition than they would in a crowded spring market. With fewer new properties being introduced at the same time, a well-presented home can receive more focused attention. The key is presentation. Fall photography should still feel warm, inviting and connected to the LBI lifestyle. Pools and outdoor spaces should be photographed before they are closed, and sellers should provide summer images that show the property at its best. Buyers need to imagine morning coffee on the deck, afternoons by the pool and summer evenings with family, even if they are touring the home in a sweater.

Should buyers wait for interest rates to come down?

Interest rates matter, but they are only one part of the decision; trying to perfectly time both home prices and mortgage rates feels nearly impossible. If rates eventually decline, refinancing may be an option. However, a truly special property in the right location may not be available later. Buyers should speak with a qualified lender early, understand their comfort level and avoid stretching beyond it. They should consider the purchase price, available inventory, potential rental income, expected length of ownership and how the property fits into their family’s long-term plans. The goal is not simply to purchase an LBI home—it is to choose one that can be comfortably owned and enjoyed for years to come.

What is your best advice for someone considering an LBI move this fall? Start the conversation early, even if you are not ready to make an immediate decision. For sellers, this may mean reviewing recent comparable sales, identifying improvements that will have the greatest impact and gathering important documents. For buyers, it may mean securing financing, studying different communities and clarifying which features truly matter. Summer may be why visitors first fall in love with LBI, but fall is when they discover why so many people choose to call it home. Secondly, just as homeowners prepare an LBI property for changing coastal weather, buyers and sellers should prepare for changing market conditions. Even when the market encounters some financial resistance, limited inventory and the enduring appeal of the Island remain a steady force in moving real estate forward.

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Your Ocean County Full Service Law Firm At Dasti & Staiger, we are committed to delivering highquality and results-oriented legal services. We provide clients with prompt, efficient, and cost-effective legal counseling with a focus on communication, responsiveness, and attention to detail.

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A S K T H E AT T O R N E Y

Ask the Attorney CHRISTOPHER DASTI | MANAGING PARTNER

Christopher J. Dasti has extensive experience in public entity law including local government, planning and zoning boards, and representing boards of education. Mr. Dasti’s primary areas of focus are all types of civil litigation in State and Federal Court, real estate transactions, public entity law, estate planning, and land use. Mr. Dasti has litigated cases successfully in the Superior Court of New Jersey, Trial Court and Appellate Divisions, in the New Jersey Supreme Court, as well as the U.S. District Court for the District of New Jersey, and the United States Court of Appeals for the Third Circuit. Mr. Dasti is very involved in local, county, and state political organizations. He currently sits on various boards at the local and county level, including the Ocean County College Foundation and formerly sat on Ocean County Board of Health. One of the most important aspects in building a legacy is intentional planning; the beloved family beach home doesn’t mean a thing if your financial and tangible assets are not in order. And in fact, the considerations go beyond simply accounting for your possessions; it’s imperative to include guidelines for your wishes should you need someone to act on your behalf while you are still living. Christopher Dasti, Esq., Managing Partner of Dasti & Staiger, recognizes that while estate planning can be a tedious and emotional process, the peace found in competently managing your affairs is irreplaceable. The right legal team will help you discover the extent of your pro-ratable estate and establish parameters for various scenarios regarding your health and personal affairs. LAST WILL & TESTAMENT Perhaps the most obvious, a last will and testament is the essential document to have in place. It directly addresses your plan regarding the future of your family, stating in detail how to handle your property and other assets. Your legal team will walk you through choosing an executor and beneficiaries, as well as a guardian for your children if applicable. Chris emphasizes, “This is something everyone should consider; there is no one too young, no one who doesn’t own enough assets or possess enough net worth, and no such thing as too late. A will is a true gift to your family to ease the stress during an already difficult time, allowing someone to simply carry out your prearranged plan.” Trust Acting essentially as a means of generational inheritance gifting, a trust can be a very effective tool in estate planning. It is not subject to probate like a traditional will, thus maintaining a degree of privacy regarding your affairs. A trust can be in play for a specific period of time or exist in perpetuity. It’s important to note there are nuances in the

various types of trusts, essentially adding an important element of strategy to your legacy planning. A revocable trust offers the most flexibility, while an irrevocable trust largely serves to reduce the amount of assets subject to estate tax, though it generally can’t be changed once established. Your lawyer will help you specify how and when inheritances are distributed through the trust, address asset preservation and protection, and name a trustee to carry out the terms. POWER OF ATTORNEY Effective immediately upon signing, a power of attorney is a legal document that grants a designated individual the authority to act on your behalf. This type of document is often brought into play when one faces sudden illness, injury, or cognitive decline. The arrangement can offer either broad power or specific financial, legal, or medical authorization. Chris points out, “A power of attorney can be complicated, as it gives a third party a great deal of authority over very important aspects of life. Being very clear with your wishes is critical.” LIVING WILL A living will addresses your personal medical directives for a time when you’re physically or mentally unable to make decisions. It generally covers interventions like life support, resuscitation, pain management, and organ donation. Chris notes, “It is incredibly helpful for loved ones to have this direct guidance pertaining to certain situations. A living will truly reduces unnecessary suffering for all involved.” Having each of these documents carefully considered and legally documented is important for every adult—regardless of age—and ought to be occasionally revisited. Working with a trusted team who specializes in estate planning ensures every aspect of caring for your legacy and family is meticulously planned.

T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 4 3

New Construction Homes for Sale LO N G B E AC H I S L A N D’S LU X U RY B U I L D E R

Loveladies Bayside with Open Bay Views • 6 bedrooms • 6 full 1 half baths • 4150 sq feet • Salt water pool with built in spa

Surf City with Ocean Views • • •

6 bedrooms 5 full 1 half bath 3,300 sq feet

•

Salt water pool with spa

Design phase and still time to customize

Loveladies Bay Front • • • •

6/7 Bedrooms 5 full, 1 Half Bath Approximately 6,500 sq feet / Dock Salt water pool with spa Design phase and still time to customize

609.494.8010 | INFO@ZIMANDEVELOPMENT.COM | WWW.ZIMANDEVELOPMENT.COM 44

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REAL ESTATE SERVICES

COASTAL LISTING EXPERTS

LUXURY STAGING & DESIGN

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Whether you’re a buyer, seller, investor, builder or fellow real estate agent, The Petti Real Estate Group offers full-service home solutions that make buying and selling homes feel effortless, inviting, and unforgettable. We deliver elevated, luxury marketing, home staging, and interior design, paired with seamless white-glove receiving and delivery. For sellers, we create stunning staging solutions that maximize exposure, minimize stress, and position your strategically priced home to sell quickly for top dollar. For buyers, we help you find your ideal beach home—and then bring it to life with thoughtful, personalized designs that make it truly yours. We are your trusted partner in designing, listing and selling homes that move you.

“From day one, we had the trust and confidence in Denise and her team to sell our shore home at the best price possible. She was amazing, understanding and comforting throughout the whole process. We greatly appreciate all of her efforts.” - John and Nancy, Brant Beach “I was referred to The Petti Real Estate Group by one of the premier builders on LBI. Denise is professional, tech savvy, and has extensive knowledge of the local market. She and her crew have boundless energy and staged the property beautifully, which definitely contributed to the success of the sale. I can honestly say this was a wonderful experience from beginning to end!” - Amanda, North Beach “Denise and her team did an amazing job selling our shore house. They staged our home beautifully and hired an amazing photographer and videographer that created spectacular photos and video. Denise is very responsive, professional and tech savvy.” - Kathleen, Surf City

DENISE PETTI REALTOR® & DESIGNER

MICHAELINA PETTI REALTOR® & DESIGNER

MEGHAN HIGGINS MARCOMM DIRECTOR

NEAL PETTI STAGING DIRECTOR

GIANNI PETTI STAGING CREW

KELLER WILLIAMS EMPOWER 728 S BROAD STREET, PHILADELPHIA, PA 19146 O: (215) 607-6007 VISIT THEPETTIGROUP.COM T H E B O O K | LONG BE ACH ISL AND ’S PREMIERM: RE AL (609) E S TAT E MAG760-4334 A ZINE | MIDFAL L 2 02 6 4 7 Each office is independently owned and operated.

Out of

The ultimate set and forget? Your landscaping. With thoughtfulness woven into every design, our team at Ash Outdoor can plan your ultimate 9-5 escape for today and years to come. Set that Out Of Office notification and relax.

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Call 609.494.7007 or visit ASHOUTDOOR.COM

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T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 4 9

THE SEEGERS GROUP LUXURY LBI RENTALS & SALES

123 E MARINERS LANE OCEAN FRONT- SLEEPS 18

12400 OCEAN AVE.

PRIVATE POOL- SLEEPS 12

CELL : 609-384-1036 OFFICE : 609-492-1145 50

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107 E. 23RD STREET

PRIVATE POOL- SLEEPS 16

2001 LONG BEACH

13500 ATLANTIC AVE.

PRIVATE POOL - SLEEPS 14

15 NEW YORK AVE.

PRIVATE POOL- SLEEPS 14

H BLVD. SHIP BOTTOM, NJ 08008

126 E. TEXAS AVE.

PRIVATE POOL- SLEEPS 12

SEEGERSGROUPLBI.COM T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 5 1

The future of ice making is here At last, an ice maker with Sub-Zero’s legendary quality, performance, and convenience. The new Designer Undercounter Ice Maker offers exceptionally quiet operation, generous product and storage capacity, and easy cleaning. Stop in today.

1968

491a Street | 609-597-3571 T HE BO OK | LONG BE ACH ISL AND ’S PREMIER RE Main AL E S TAT E MAG|A West ZINE |Creek, MIDFALNJ L 2 008092 26

ELEGANCE Surface Concepts

Kitchen & Bathroom Remodeling | Tile | Vinyl & Hardwood | Countertops

291 Route 72 E Manahawkin, NJ

844.713.9542

i n f o @ e l e g a n c e s u r f a c e c o n c e p t sT.H cE BoO m | eBE l eACH g aISLnAND c e’Ss PREMIER h o w rREoAL om 29 1 @A gZINE m a| iMIDFAL l . c oL m2 02 6 5 3 O K | LONG E S TAT E MAG

MyLBIHome.com | 609-709-4482 Redevelopment Potential Incredible Investment Mixed Use - 8200 Long Beach Blvd. Long Beach Twp. $3,695,000 A rare opportunity on exclusive Long Beach Island! This brand-new, ground-up bar, restaurant, and liquor store spans 10,000 sq. ft. across two stories, with indoor/outdoor dining, event space, and a private apartment with roof deck. Set on a prime, highly visible 18,000 sq. ft. property, the sale includes architectural plans, site plan, and a Broad C Plenary License. Alternate plans available, call today!

FOR SALE

Mixed Use/Turn-Key Restaurant 1901 Long Beach Blvd. Long Beach Twp, NJ FOR SALE - $1,995,000

“Going Above & Beyond”

SOLD

Downtown Kitchen Space 510 N Bay Ave. Beach Haven, NJ FOR SALE - $695,000

High Visibility - 50x100 Lot 1219 Long Beach Blvd. Ship Bottom, NJ SOLD...STAY TUNED

Sean Adams (609) 709-4482

SeanAdams@remax.net

Rick Decker (215) 869-2403

R.Decker@remax.net

Each Office Independently Owned and Operated

MyLBIHome.c o m | 6 0 9 -70 9 - 4 4 8 2

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2001 Long Beach Blvd. Ship Bottom, NJ 08008 (609) 492-1145 ext. 1022

MyLBIHome.com | 609-709-4482

BAYSIDE LOT

BAYSIDE CHARMING CAPE

FOR SALE - $1,995,000.

UNDER CONTRACT- $1,395,000.

Exceptional Vacant Lot on Surf City’s North End A Boater’s Haven with Potential for Panoramic Bay Views

3 Bedroom, 1 Bath Classic LBI Cape BBYC Neighborhood - Incredible Investment Opportunity

235 N 23rd St. Surf City, NJ

5603 Bayview Brant Beach, NJ

OCEAN BLOCK 4 BEDROOM

BEACHSIDE DUPLEX

46 S 2nd St. Surf City, NJ

14 E 24th St. Barnegat Light, NJ

3 Bedroom, 2 Full/ 2 Half Bath Spacious Reversed Living Just Steps to the Ocean and Surf City Shops

3 Bedroom, 1.5 Bath & Laundry on Each Floor One Off the Ocean with Spacious Front and Rear Decks

SOLD - $2,295,000.

“Going Above & Beyond”

SOLD - $2,495,000.

Sean Adams (609) 709-4482

SeanAdams@remax.net

Rick Decker (215) 869-2403

R.Decker@remax.net

2001 Long Beach Blvd. Ship Bottom, NJ 08008 (609) 492-1145 ext. 1022

Each Office Independently Owned and Operated

M yL BI Hom e.c om | 6 09 -709 - 4 4 8 2

T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 5 5

MyLBIHome.com | 609-709-4482

UNDER CONTRACT

LOVELADIES LEGACY BAYFRONT TRACT • •

One of the last legacy estate bayfront tracts on Long Beach Island with CAFRA permits APPROVED Nearly 1.5 acres with 100+ ft of water frontage and riparian grant • Unobstructed Bay views and stunning sunsets • Private tennis court and space for more outdoor amenities • Designed by renowned architect Beryl Price, FAIA – 5 beds, 4 baths • Separate guest suite with private entrance and kitchenette • Perfect for a custom compound development or subdivision

UNDER CONTRACT - $7,495,000

The Ultimate North Beach Haven Retreat 13 E 16th St. Long Beach Twp. $3,195,000 Prime oceanside location on 16th Street in North Beach Haven! This newly renovated 5-bedroom, 3.5bath split-level coastal retreat sits on an oversized 6,000-square-foot lot and features a wrap around porch, heated saltwater pool, hot tub, multiple outdoor living areas, and a rooftop deck. Just a short bike to both the beach and the shops, dining, and entertainment of Beach Haven, the property offers the perfect blend of luxury, privacy, and convenience. With a proven rental history exceeding $180,000 annually, it’s an exceptional opportunity for personal enjoyment and investment alike.

MyLBIHome.c om | 609-709- 4 482

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MyLBIHome.com | 609-709-4482 New Construction Steps to the Ocean 2904 N Atlantic Ave. Long Beach Twp. $3,495,000 Just third from the beach and offering beautiful Ocean views, this stunning new construction home features 5/6 bedrooms, spectacular home office, 5 full baths, over 3,300 square feet of living space, and a private pool. Designed by renowned architect William Tagland, the home showcases luxury finishes throughout, including a Thermador chef’s kitchen, elevator, multiple living areas, and expansive outdoor decks. The spectacular rooftop deck delivers panoramic views from the Atlantic Ocean to Barnegat Bay and the Atlantic City skyline. Just completed to enjoy the off season and Fall happenings, this is a rare opportunity to own a premier coastal retreat. Amazing investment with projected rental at $25,000/week!

From family beach houses to investment properties, we help clients navigate every corner of Long Beach Island. “Going Above & Beyond”

Know What Your LBI Property Is Worth. Scan for your personalized home value report and current Long Beach Island market insights.

Sean Adams (609) 709-4482

SeanAdams@remax.net

2001 Long Beach Blvd. Ship Bottom, NJ 08008 (609) 492-1145 ext. 1022

Rick Decker (215) 869-2403

R.Decker@remax.net

Each Office Independently Owned and Operated

MyLBIHome.c o m | 6 0 9 -70 9 - 4 4 8 2

T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 5 7

David J Cowles, Broker/REALTOR Michael Cowles REALTOR

Office: (609) 492-1300 David’s Cell: (609) 290-0779 Michael’s Cell: (609) 290-3680 Office: 609.492.1300 2900 Long Beach Blvd.,Long Beach Township, NJ

BEACH HAVEN LEHYC

SECLUDED OCEANFRONT

2900 Long Beach Blvd., Beach Haven Gardens, NJ

Your ultimate LBI reality awaits! Coveted LEHYC location, ONE-OFF-THE-BEACH, outstanding views, 5 BR, 3½ BA, Den, room for a pool and cabana.

Extraordinary property positioned at the end of Barnegat Light. This home adjoins a limited environmental buffer zone-a pristine nature-lovers dream! 3 bedrooms and 2 1/2 baths, multi-level decks offer the ultimate vantage point to watch the sunrise over the dunes, while the generous yard space is framed by lush vegetation. This isn’t just a home, it is a piece of preserved LBI paradise that can’t be replicated.

$4,700,000

BRANT BEACH BBYC AREA

BEACH HAVEN DELUXE TOWNHOUSE

$3,195,000

Unique, attractive 2,500 sq. ft. townhouse fully renovated w/4 BR, 3 full & 2 half Baths, family room, 2 primary suites and beautiful bay views.

$1,829,000

THE DUNES OCEAN BLOCK

HAVEN BEACH 2 FAMILY

Delightful 4 bedroom, 2 bath Cape Cod located just 9 houses away from the beach and a stone’s throw from the Brant Beach Yacht Club. New Heat & A/C installed June 2026. $1,199,000

I PR

SPACIOUS 2,600+ sq. ft., 2-family home located in the prestigious Haven Beach section of Long Beach Twp. 1st floor has 5 BR, 3 BA, 2 family rooms and deck. 2nd floor has 3 BR, 2 BA and sun deck. 50’ x 100’ lot. Great income.

$2,099,999

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OCEAN BLOCK, 4 houses away from the beach in the desirable Dunes section. Classic “Cape Cod” beach house with 5 bedrooms, 2 baths, many upgrades, fiberglass deck, oversized 2 car garage and a 60’ x 90’ lot in a great neighborhood.

$2,595,000

B A R N E G AT L I G H T | B E A C H H AV E N | M A N A H A W K I N | S H I P B O T T O M | F O R K E D R I V E R

David J Cowles, Broker/REALTOR Michael Cowles REALTOR

Office: (609) 492-1300 David’s Cell: (609) 290-0779 Michael’s Cell: (609) 290-3680 Office: 609.492.1300 2900 Long Beach Blvd.,Long Beach Township, NJ

“HOLLY HOUSE” BEACH HAVEN

PEAHALA PARK BAY VIEWS

2900 Long Beach Blvd., Beach Haven Gardens, NJ

SUPER LOCATION ..... One-off-the-Bay, oversized 72’ x 80’ lot. Beautifully kept 4 BR, 2 BA Contemporary home with 3 large sun decks and a spacious open floor plan.

Own a piece of history in the heart of the Queen City! Beautifully renovated and elevated LBI Victorian with 8 bedrooms, 5.5 bathrooms, wrap around decks, in-ground pool & cabana. Rents $24K/week in-season.

$1,895,000

OCEAN FRONT IN THE GARDENS

NORTH BEACH HAVEN OCEANBLOCK

$4,195,000

Here’s a great property that checks all the boxes. Great location (oceanblock, walk to Bay Village), 3,000+ sq. ft. living area, 6 big bedrooms, 5.5 baths, 3 family rooms, elevator, 2 car garage, 3 primary suites, huge roof deck w/ocean views, fully furnished, fantastic rent income, new 2 zone HVAC. This is a must-see property. 2025 rental income $130,000+ .

Experience OCEANFRONT living at its’ best in Beach Haven Gardens. 4 bedrooms, 3.5 baths, 2 primary suites, fabulous views. Fully furnished, move-in condition.

$3,745,000

BEACH HAVEN LEHYC-OCEANSIDE

BEACH HAVEN LEHYC / WEST AVE.

$3,499,000

Attractively renovated beach house w/4BR, 3 BA, enclosed porch and GORGEOUS backyard by Reynolds Landscaping. In-ground pool w/ summer kitchen.

$2,599,000

Prime LBI location! Beautifully maintained Cape Cod on 75’ x 100’ corner lot. 4 BR, 2 BA w/room to expand. GORGEOUS Bay Views!

$3,100,000

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B A R N E G AT L I G H T | B E A C H H AV E N | M A N A H A W K I N | S H I P B O T T O M | F O R K E D R I V E R

KIM HANADEL 112 GIFFORDTOWN LANE LITTLE EGG HARBOR, NJ 08087 609-713-8906 | 800-299-2129 KIMHANADEL@GMAIL.COM www.tinyurl.com/KimHanadelC21

R DE

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T AC R T

TUCKERTON BEACH

LITTLE EGG HARBOR

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TEXT KIM FOR MORE INFORMATION!

LITTLE EGG HARBOR

1131 S GREEN - $870,000 FREE BOAT SLIP FOR 2027 BOATING SEASON INCLUDED! Move in Ready! Built and ready for NEW OWNERS Beautiful Brand-New Bayfront Construction in Tuckerton Beach! Enjoy completely unobstructed views of shimmering Tuckerton Cove and the surrounding coastline from this impeccably crafted home.

151 E. RARITAN - $997,000 Beautiful Waterfront Living with 126 Feet of Waterfrontage on an Oversized Cul-de-Sac Lot! Looking for a newer waterfront home with room for family, friends, your boat, and all the water toys? This beautiful 4-yearyoung home offers an exceptional 129 feet of waterfrontage on nearly one-third of an acre, located on a quiet cul-de-sac with easy boating access...

17 PINEWOOD DR - $250,000 Build YOUR DREAM HOME! 1.64 Acres off Railroad on the Little Egg Harbor/Tuckerton Border! Tired of trying to find the home of your dreams with no luck? This wooded lot and street will give you privacy and yet you are close to everything, shopping, Drs’ and the GSP. No wetlands! Dimensions: 202 x 419 x 190 x 378

0 PINEWOOD $2,750,000 56 ATLANTIS BLVD - $884,900 and investors--don’t miss this rare NEW AND IMPROVED! Start your waterfront One-of-a-kind waterfront oasis in the highly Developers opportunity to secure over 16 builder’s acres lifestyle at incredible value with this beautifully desirable Atlantis Country Club section of in desirable Little Egg Harbor, buildable lots maintained, turn-key lagoon-front ranch offering Little Egg Harbor. This beautifully maintained for a total of approximately 19 residential lots direct access to Roundabout Creek. Perfect as a 3-bedroom, 3-bath home with a 2-car garage (excluding wetlands) to develop. Previously year-round residence or second-home retreat, this was high and dry during Sandy—offering subdivided into large 200’ x 200’ (and larger) parcels, this property also includes three expanded waterfront home features a vinyl bulkpeace of mind without the inconvenience of prime commercial lots directly on Route 9, head, dock, ramp, and floater—ready for boating, elevated living. offering exceptional flexibility for a mixed-use fishing, kayaking, and endless days on the water. or phased project. 6 0KIMT HE BO OK | LONGINFORMATION! BE ACH ISL AND ’S PREMIER RE AL E S TATKIM E MAGFOR A ZINE MORE | MIDFAL L 2 0 26 TEXT FOR MORE TEXT INFORMATION! TEXT KIM FOR MORE INFORMATION! 15 LAKE SINGLETON - $414,900

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Relax and Enjoy the Shore While we take care of your Home.

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We Build Dreams

SHORE BUILDER GROUP Long Beach Island’s Premier Custom Builder

WWW.BUILDLBI.COM

287 W 8th St, Ship Bottom, NJ 08008 Home Improvement LIC.#13VH08141000

WWW.BUILDLBI.COM NJ New Home Builder LIC.#047003

609.494.5500 | Chris@buildlbi.com www.buildLBI.com T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 6 3

WWW.BUILDLBI.COM

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BUY IT. BUILD IT. REFINANCE IT. When considering buying, building, or refinancing a home, please contact Fulton Mortgage Company, a division of Fulton Bank. • Conventional, FHA and VA1 • Jumbo • Medical Professionals Program2

• Construction Loans • First-Time Homebuyer Programs

Debra Botulinski

Senior Mortgage Loan Officer NMLS# 460206

908.400.8040

dbotulinski@fultonmortgagecompany.com

Fulton Bank, N. A. Member FDIC. Subject to credit approval. 1Subject to FHA/VA/USDA approval. 2Medical doctorate degree required. Restrictions apply.

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609.389.9541 | MSPARKPHOTO@GMAIL.COM | WWW.MSPARKPHOTO.COM T H E B O O K | LONG BE ACH ISL AND ’S PREMIER RE AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 6 7

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GRATEFUL & THANKFUL CALL TODAY SALES & RENTALS

Covering LBI and Mainland

Michele Timlin mtimlin@ganderson.com CALL, TEXT, E MAIL cell 609-661-3146 T H E B O O K | LONG BE ACH ISL AND ’S PREMIER AL E S TAT E MAG A ZINE | MIDFAL L 2 02 6 6 9 officeRE609-492-1277

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YOUR BRAND BELONGS HERE ADVERTISE TODAY. MAKE AN IMPACT ALL YEAR LONG. NOW AVAILABLE Business Memberships, Advertisements, and Sponsorships Support creativity, education, and community while putting your business in front of engaged Long Beach Island audiences. Partnering with the Long Beach Island Foundation of the Arts and Sciences connects your brand with year-round arts, science, and cultural programming that makes a lasting local impact. Your support helps sustain the experiences that bring the LBI community together. T H E B O O K | LONG BE ACH ISL AND ’S PREMIER AL E S TAT E MAG ZINE | MIDFAL L 2 02 6 7 1 120 LONG BEACH BLVD., LOVELADIES, NJ 08008 | WWW.LBIFOUNDATION.ORG | (609)RE494-1241 | AA 501(C)(3) NONPROFIT

LONG BEACH ISLAND’S LEISURE AND LIFESTYLE MAGAZINE Delivering customized lifestyle and leisure content to islanders and vacationers

ADVERTISE | INQUIRIES WWW.BAY-MAGAZINE.COM | GARY@BAY-MAG.COM 72

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EXQUISITE NEW BAYFRONT CONSTRUCTION BY MANCINI CUSTOM HOMES

110 W South 34th St Long Beach Township

7 BEDROOMS 8 FULL BATHS & 1 HALF BATH ELEVATOR, PICKLEBALL COURT POOL, 2 BOAT LIFTS 8,300 SQ FT | $12,499,000 https://my.matterport.com/ SHOW/?M=UE3S9GPN9WP

JOE MANCINI OWNER | BROKER

609.492.2256 joe@mancinirealty.com mancinirealty.com 13515 Long Beach Boulevard, Beach Haven Gardens, NJ 08008 76

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NJ REGISTERED BUILDER LICENSE #042471/HIC#13VH04329200

CHOOSE ANDERSEN AND NOTHING LESS “ANDERSEN” AND ALL OTHER MARKS WHERE DENOTED ARE TRADEMARKS OF ANDERSEN CORPORATION. 7 82 0 2 6 TAHE © N D EBO R S OK E N C |O LONG R P O R A BE T I OACH N . AISL L L AND R I G H’S T S PREMIER R E S E R V E DRE . AL E S TAT E MAG A ZINE

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THE TRUSTED CHOICE 4 7 Y E A R S OF L ON G BE AC H I SL AN D H OME BU I L D I N G R E COG NI Z E D F OR SU P E R I OR C U STOME R S AT I S FA CT I ON & ON GOI N G BU I L D I N G E X C E L L E N C E

lets build a home Thomas J. Keller BUILDING CONTRACTOR LLC

4 N . L O N G B E A C H B LV D . S U R F C I T Y, N J 609.494.2215 | THOMASJKELLER.COM

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Build with an Architect™

www.pagnotta.com

342 W. 9th Street ~ Ship Bottom NJ 08008 (609) 361-0011

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NJ ARCH LIC# 21AI01038700 NJ PLANNING LIC# 33LI00413700 BLDR REG# 13VH04273700