Plan · figures and sources
103 figures sit under the plan, each with the data points behind it. 74 are our estimates, marked as such. Edit them in your own numbers where the screens allow.
Long Beach Island figures
- Kitchen · Cost$35,000 to $180,000, likely $90,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Minor midrange $31,212; major midrange $89,679; major upscale $181,994.Based on 1 data point: one regional cost survey; island work usually costs more.
- Kitchen · Rent liftpeak 5%, shoulder 6%, off 4%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. About half the premium of a fully renovated house.Our assumption, no data found.
- Kitchen · Running cost0
Our model, November 2026. Estimate. Our assumption, no data found.
- Kitchen · Value recoup49%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Major midrange kitchen: 49% of cost recouped at sale.Official table.
- Kitchen · Months3 months
Our model, November 2026. Estimate. Done between October and December.Our assumption, no data found.
- A bathroom · Cost$30,000 to $90,000, likely $45,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Midrange $30,158; upscale $90,090.Based on 1 data point: one regional cost survey; island work usually costs more.
- A bathroom · Rent liftpeak 2%, shoulder 2%, off 1%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Our assumption, no data found.
- A bathroom · Running cost0
Our model, November 2026. Estimate. Our assumption, no data found.
- A bathroom · Value recoup70%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Midrange 79.9%, upscale 42.2%; blended for the likely cost.Based on 1 data point: one regional cost survey; island work usually costs more.
- A bathroom · Months2 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Add a bedroom · Cost$150,000 to $400,000, likely $220,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Primary suite addition, midrange $195,129, upscale $401,886. Additions on pilings cost more.Based on 1 data point: one regional cost survey; island work usually costs more.
- Add a bedroom · Rent liftpeak 18%, shoulder 15%, off 8%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Less than the gap between bedroom counts: an added room rarely matches a house built that size.Our assumption, no data found.
- Add a bedroom · Running cost$1,350
Our model, November 2026. Estimate. Utilities ($450) and capital reserve ($900) per bedroom, as in the edition's costs.Our assumption, no data found.
- Add a bedroom · Turnover per week$65
Our model, November 2026. Estimate. Cleaning ($40) and linens ($25) per bedroom per booked week, as in the edition's costs. Agency tenants bring linens; we keep the linen part as a cautious figure.Our assumption, no data found.
- Add a bedroom · Value recoup27%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Midrange primary suite addition: 27.1%. Island buyers may pay more for a bedroom.Official table.
- Add a bedroom · Months6 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Pool · Cost$60,000 to $140,000, likely $90,000
Anthony & Sylvan, New Jersey pool pricing (12×24 inground $45,000–85,000), January 2026. Estimate. Island range adds fencing, heater, patio, permits and a small lot.Based on 1 data point: one installer's published price range.
- Pool · Rent liftpeak 35%, shoulder 30%, off 0
Our fit to 159 LBI rental listings' peak-week asking rates (39 with a pool), read November 2026, November 2026. Estimate. The edition's pool premium (+35%; the fit gives ×1.41) at the peak, a little less in June and September. Was 15%. Closed in the off-season.Based on 159 data points: LBI listings, 39 with a pool, 2026–27 asking rates.
- Pool · Running cost$4,500
Our model, November 2026. Estimate. Service and heat ($3,000) and capital reserve ($1,500), as in the edition's costs.Our assumption, no data found.
- Pool · Value recoup40%
Our model, November 2026. Estimate. Our assumption, no data found.
- Pool · Months3 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Hot tub · Cost$10,000 to $25,000, likely $16,000
Our model, November 2026. Estimate. Installed with electrical and a pad.Our assumption, no data found.
- Hot tub · Rent liftpeak 2%, shoulder 5%, off 8%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Worth most when the evenings are cold.Our assumption, no data found.
- Hot tub · Running cost$1,500
Our model, November 2026. Estimate. Power and service ($1,200) and replacement reserve.Our assumption, no data found.
- Hot tub · Value recoup20%
Our model, November 2026. Estimate. Our assumption, no data found.
- Hot tub · Months1 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Elevator · Cost$35,000 to $90,000, likely $60,000
Savaria, home elevator costs 2026 (shaftless $30,000–40,000; hoistway $45,000–75,000), October 2026. Estimate. Adding a shaft to an existing house costs more than building one in.Based on 1 data point: one maker's published price ranges.
- Elevator · Rent liftpeak 4%, shoulder 5%, off 5%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Opens the house to grandparents and three-generation groups.Our assumption, no data found.
- Elevator · Running cost$1,800
Our model, November 2026. Estimate. Service contract and the edition's $1,200 elevator reserve.Our assumption, no data found.
- Elevator · Value recoup50%
Our model, November 2026. Estimate. Our assumption, no data found.
- Elevator · Months3 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Roof · Cost$25,000 to $55,000, likely $37,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Asphalt shingle replacement $37,201. Cedar or standing seam costs more.Based on 1 data point: one regional cost survey; island work usually costs more.
- Roof · Rent liftpeak 0, shoulder 0, off 0
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Guests do not pay for a roof. It protects everything else.Our assumption, no data found.
- Roof · Running cost−$800
Our model, November 2026. Estimate. Fewer leak repairs.Our assumption, no data found.
- Roof · Value recoup58%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. 58.3% recouped.Official table.
- Roof · Months1 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Heating and cooling · Cost$15,000 to $40,000, likely $24,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. HVAC conversion to heat pumps $23,450.Based on 1 data point: one regional cost survey; island work usually costs more.
- Heating and cooling · Rent liftpeak 0, shoulder 1%, off 2%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Heat that works brings a few more cool-weather bookings.Our assumption, no data found.
- Heating and cooling · Running cost−$1,200
Our model, November 2026. Estimate. Lower power bills and fewer service calls.Our assumption, no data found.
- Heating and cooling · Value recoup69%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. 68.8% recouped.Official table.
- Heating and cooling · Months1 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Decks · Cost$20,000 to $60,000, likely $30,000
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Estimate. Wood deck addition $22,717; composite $28,209. Island decks are often larger.Based on 1 data point: one regional cost survey; island work usually costs more.
- Decks · Rent liftpeak 2%, shoulder 2%, off 0
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Our assumption, no data found.
- Decks · Running cost0
Our model, November 2026. Estimate. Our assumption, no data found.
- Decks · Value recoup95%
Cost vs Value 2025, Middle Atlantic (Zonda / Journal of Light Construction), 2025. Wood 94%, composite 97.8%.Official table.
- Decks · Months2 months
Our model, November 2026. Estimate. Our assumption, no data found.
- Raise the house · Cost$120,000 to $275,000, likely $175,000
Gambrick, New Jersey house raising 2025 estimates (turnkey $50,000–150,000+; a 2025 Point Pleasant Beach ranch $187,000), 2025. Estimate. Island houses are larger and often need new pilings, stairs, decks and utilities moved up.Based on 1 data point: one contractor's published ranges and a recent job.
- Raise the house · Rent liftpeak 3%, shoulder 3%, off 2%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. Parking and storage underneath, a view from higher up.Our assumption, no data found.
- Raise the house · Running cost0
Our model, November 2026. Estimate. Our assumption, no data found.
- Raise the house · Value recoup60%
Our model, November 2026. Estimate. A raised house is easier to insure and to sell; buyers pay back part of the cost.Our assumption, no data found.
- Raise the house · Months8 months
Gambrick, house raising timeline (3–6 months of work after 2–4 months of design and permits), 2025. Estimate. Months out of service, starting in October. Permits come first, while the house still rents.Based on 1 data point: one contractor's published timeline.
- Rebuild · Cost per sq ft$325 to $500, likely $400
Prodigy Real Estate, LBI oceanfront vs bayfront 2026 ($350–400 per sq ft for quality new construction), 2026. Estimate. Built to the flood standard on pilings, with permits and plans.Based on 1 data point: one broker's published cost range.
- Rebuild · Demolition$12,500
Prodigy Real Estate ($10,000–15,000), 2026. Estimate. Based on 1 data point: one broker's published cost range.
- Rebuild · Months14 months
Our model, November 2026. Estimate. October to the next December: a full summer lost.Our assumption, no data found.
- Rebuild · Rent liftpeak 15%, shoulder 15%, off 10%
Our model, consistent with this edition's amenity premiums, November 2026. Estimate. A new house rents like a fully renovated one, and better in the cool months.Our assumption, no data found.
- Rebuild · Value recoup$1
Our model, informed by island new construction selling near $1,158 per sq ft against $350–400 to build (Prodigy, Q1 2026), 2026. Estimate. New construction on the island has sold for at least its cost. We assume no more than that.Based on 1 data point: one broker's report of new-construction sale prices.
- Outlook · Rent growthlow −1.5%, high 1.5%
Our model, November 2026. Estimate. Added to the house's own rent growth. Base 2.5%: low 1.0%, high 4.0%.Our assumption, no data found.
- Outlook · Cost growthlow 1%, high 0
Our model, November 2026. Estimate. Added to cost growth. Base 3%: low case 4%.Our assumption, no data found.
- Outlook · Appreciationlow −3%, high 2%
Our reading of 17 long house-price series (FHFA, Case-Shiller, Census, island MLS), November 2026. Estimate. Added to appreciation. Base 4%: low 1% (Ocean County's 2006–2025 peak to peak was 2.6%), high 6% (island towns 2000–2020 ran 5.1–7.1%).Based on 17 data points: price series of 19 years or more.
- Outlook · Insurance growthlow 10%, base 7%, high 3%
Our reading of New Jersey premium changes (LendingTree, Insurify, Philadelphia Fed, NJ rate filings); NFIP may raise second-home premiums up to 25% a year (CRS IF10988), November 2026. Estimate. Base 7%, was 6%. New Jersey homeowners premiums rose 7.5–8% in 2025 and 26% after inflation from 2021 to mid-2025; insurers won increases up to 23.6%; Allstate stopped writing homes over $1 million. The low case assumes that continues at 10%.Based on 6 data points: published premium changes and rate filings, 2021–2026.
- Stress · Insurance multiple2
Our model, November 2026. Estimate. Flood and homeowners premiums double at renewal.Our assumption, no data found.
- Stress · Rate cut15%
Our model, November 2026. Estimate. Every weekly rate 15% lower, as in a soft summer.Our assumption, no data found.
- Stress · Refi rise1%
Our model, November 2026. Estimate. One point above the loan's current rate.Our assumption, no data found.
- Reference area2,200 sq ft
Our model, November 2026. Estimate. Area-priced work (roof, heating and cooling, raising) is quoted for a 2,200 sq ft house and scaled.Our assumption, no data found.
- Area per bedroom550 sq ft
Our model, November 2026. Estimate. A four-bedroom is about 2,200 sq ft. Enter yours if you know it.Our assumption, no data found.
- Building shareoceanfront 25%, ocean block 30%, interior 35%, lagoon 35%, bayside 35%, bayfront 30%
Our model, informed by island teardown sales near land value (Prodigy Real Estate, 2026), 2026. Estimate. The building's share of market value; the land is the rest. The improvements line on your tax bill divided by the town's equalization ratio is a better figure, and an appraisal is better still.Based on 1 data point: one broker's account of island teardown sales.
- Elevated flood$1,400
Prodigy Real Estate: elevated LBI homes typically pay $1,200–1,500 under NFIP Risk Rating 2.0, 2026. Estimate. Your agent can quote the premium at the new height before you commit.Based on 1 data point: one broker's published range.
- Work start monthOctober
Our model, November 2026. Estimate. October: work starts after the shoulder season ends.Our assumption, no data found.
- Elevation · Flood elevation above FEMA’s base flood elevation4 ft
NJDEP REAL rules, adopted January 20, 2026; in effect July 20, 2026 (ANJEC briefing, March 2026), July 20, 2026. The climate-adjusted flood elevation along the coast is FEMA's base flood elevation plus four feet. NJDEP is reviewing targeted amendments; check before you design.Official table.
- Elevation · Freeboard1 ft
NJDEP REAL rules (ANJEC briefing: one foot of freeboard added for buildings), July 20, 2026. Estimate. We read this as a lowest floor about five feet above FEMA's base flood elevation. Your engineer and the town will set the exact height.Based on 1 data point: the state's rule, as we read it.
- Sale · Transfer taxover $1,000,000: 1%; over $2,000,000: 2%; over $2,500,000: 2.5%; over $3,000,000: 3%; over $3,500,000: 3.5%
Troutman Pepper, New Jersey increases mansion tax rates and shifts payment to sellers (A5804, effective July 1, 2025); Atlantic County Clerk RTF-EE fee sheet, July 1, 2025. Paid by the seller on sales over $1 million, at the rate for the price band, on the whole price. The ordinary realty transfer fee sits in the 6.25% selling costs.Official table.
- Sale · State income tax8.97%
NJ Division of Taxation, Gross Income Tax rates, 2026. Estimate. The 8.97% bracket ($500,000 to $1 million of income, joint). 6.37% below, 10.75% above $1 million. Owners who live in another state may owe it there instead, with a credit.Based on 1 data point: the state's rate table; the bracket is ours.
National rules and rates
- Flood insurance program · Building cap$250,000
Congressional Research Service, National Flood Insurance Program: An Overview (IF10988), April 22, 2025. Most a single-family NFIP policy pays for the building. Shore houses often buy excess flood cover above it.Official table.
- Flood insurance program · Contents cap$100,000
Congressional Research Service, IF10988, April 22, 2025. Official table.
- Flood insurance program · Icc cap$30,000
FEMA, Increased Cost of Compliance coverage, November 2026. Paid on an NFIP claim when a flooded building is declared substantially damaged, toward raising, moving or demolishing it.Official table.
- Flood insurance program · Increase cap primary18%
Congressional Research Service, IF10988, April 22, 2025. Largest yearly NFIP premium increase for a primary residence.Official table.
- Flood insurance program · Increase cap other25%
Congressional Research Service, IF10988, April 22, 2025. Largest yearly increase for other properties, which includes second homes and rentals.Official table.
- Tax · Capital gainsmiddle 15%, top 20%
IRS Rev. Proc. 2025-32 via Bradford Tax Institute, 2026 capital gains rates, 2026. Long-term rates. The 0% band ends at $98,900 of taxable income for joint filers.Official table.
- Tax · Top bracket starts joint$613,700
IRS Rev. Proc. 2025-32 via Bradford Tax Institute, 2026. Taxable income where the 20% rate starts for married couples filing jointly ($545,500 single).Official table.
- Tax · Tax on depreciation taken25%
IRS Publication 544, Sales and Other Dispositions of Assets, 2026. Gain up to the depreciation claimed is taxed at ordinary rates, capped at 25%. We use the cap.Official table.
- Tax · Net investment income tax3.8%
IRS, Net Investment Income Tax, 2026. Official table.
- Tax · Niit threshold joint$250,000
IRS, Net Investment Income Tax, 2026. Modified adjusted gross income for joint filers ($200,000 single). Not indexed for inflation.Official table.
- Tax · Recovery years27.5 years
IRS Publication 527, Residential Rental Property, 2026. Residential rental buildings depreciate over 27.5 years. Land does not depreciate.Official table.
- Tax · Estate exemption$15,000,000
IRS, What's new: estate and gift tax (One Big Beautiful Bill Act, 2025), 2026. Per person for 2026, indexed after. Estates below it owe no federal estate tax.Official table.
- Exchange · Identify days45 days
IRS, Like-kind exchanges of real property (Section 1031), 2026. Days after the sale to name the replacement property in writing.Official table.
- Exchange · Close days180 days
IRS, Like-kind exchanges of real property, 2026. Days after the sale to close on the replacement.Official table.
- Exchange · Hold months24 months
IRS Rev. Proc. 2008-16, safe harbor for vacation homes, 2008. Owned 24 months before the exchange (and the replacement 24 months after).Official table.
- Exchange · Min rental days14 days
IRS Rev. Proc. 2008-16, 2008. Rented at a fair rent for 14 days or more in each of those two years.Official table.
- Exchange · Personal use days14 days
IRS Rev. Proc. 2008-16, 2008. Personal use no more than 14 days a year, or 10% of the days rented if greater.Official table.
- Exchange · Personal use share10%
IRS Rev. Proc. 2008-16, 2008. Official table.
- Rates · Home equity line rate8.117%
Fortune, national average HELOC rate from the Mortgage Research Center, November 4, 2026. Variable: it moves with the prime rate. Lenders price by credit score and combined loan-to-value.Official table.
- Rates · Home equity line limit85%
Our model, typical lender limit on a primary home, November 2026. Estimate. Most lenders cap the first mortgage plus the line at 80–90% of the home's value.Our assumption, no data found.
- Rates · Cash out premium0.375%
Our model, informed by Fannie Mae loan-level price adjustments for cash-out second homes, November 2026. Estimate. Added to today's second-home rate. Lenders often take it as points instead.Based on 1 data point: one lender price table, turned into a rate by us.
- Rates · Cash out closing2.5%
Our model, November 2026. Estimate. Closing costs as a share of the new loan: title, appraisal, lender fees.Our assumption, no data found.
- Rates · Cash out max ltv75%
Fannie Mae Eligibility Matrix, cash-out refinance, second home and one-unit investment property, November 2026. The new loan can be at most 75% of the house's value.Official table.
- Rates · Renovation premium0.75%
Our model, November 2026. Estimate. Renovation and construction loans usually price above a standard mortgage.Our assumption, no data found.
- Rates · Renovation closing3%
Our model, November 2026. Estimate. Includes draw inspections and the conversion to a permanent loan.Our assumption, no data found.
- Rates · Safe rate4.9%
Trading Economics, US 10-year Treasury yield, November 10, 2026. What cash could earn instead, before tax. It moves daily; it was near 5.15% by November 13.Official table.
- Planning · Horizon years10 years
Our model, November 2026. Estimate. Every Plan tool compares over the same ten years.Our assumption, no data found.
- Planning · Pay from rent seasons$3
Our model, November 2026. Estimate. Longest a project waits while rent saves for it.Our assumption, no data found.
- Planning · Refinance term years30 years
Our model, November 2026. Estimate. Term of a new mortgage.Our assumption, no data found.
- Substantial improvement50%
44 CFR 59.1, definition of substantial improvement (FEMA, National Flood Insurance Program), November 2026. Work costing 50% or more of the building's market value before the work must bring the whole building up to current flood rules. Damage of the same size from a storm triggers the same review.Official table.
- Low house flood growth15%
Our model, within the NFIP's 25% yearly cap for non-primary residences (CRS IF10988), November 2026. Estimate. An older, lower house whose premium is still rising toward its full-risk rate. Some are already there; use your renewal.Our assumption, no data found.