Belmar's single-family market, read in the numbers.

Belmar's recorded transaction base is 65% single-family and 26% condominium (524 sales on file). This is a detached-house market with a smaller attached segment; the report covers the single-family cohort.

The setting is a supply-constrained coastal town — our ScarcityscarcityHow tight for-sale supply is relative to the town's housing base. Higher = fewer homes available, more structural pressure under prices. Index reads 96/100, consistent with a limited, largely built-out housing base where new supply is hard to add.

We do not yet have enough evidence to characterise seasonality with confidence.

Where build year is recorded (n=254), 11% of the stock dates to 2000 or later — an older, established housing base with limited recent construction.

Direct buyer-profile and primary- vs second-home characterisation are not asserted: the transaction record does not carry occupancy or buyer-intent fields, so any such claim would be inference rather than evidence.

Belmar's single-family medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. has moved higher across the cycle, from $975,000 in 2023 Q4 to $1,163,750 in 2026 Q2. The line is uneven quarter to quarter, and the volume bars beneath it show the reads rest on real transaction counts, not a handful of sales.

Over the trailing twelve months the medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. was $1,150,000 across 123 sales — up about 4.5% on the prior year. That the median has held and extended through a period of elevated financing costs is the clearest evidence that demand for the town is outweighing affordability pressure.

Decomposing the move: medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. price is +4.5% year-over-year while median $/sqft$/sqftSale price divided by living area. Comparing by the foot strips out size, isolating price from the mix of what sold. is +7.1% and median size -17.3%. The two rose roughly in step, so the gain is broad-based — this is appreciation, not just a richer mix of homes changing hands.

A single town medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. hides a wide range. Across 115 eligibility-screened sales, sold $/sqft$/sqftSale price divided by living area. Comparing by the foot strips out size, isolating price from the mix of what sold. centers near $668/sqft, but the distribution runs from modest blocks into a substantial luxury tail. The shape — not just the midpoint — is the read: the town median is a weak anchor for any individual home.

On price, the middle 50% of trailing-12-month single-family sales runs $730,000 to $1,500,000 (medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. $1,115,000), with the 90th percentile at $2,625,000. The top decile alone accounts for about 25% of dollar volume — a luxury segment that moves the average well above the typical sale.

Two of Briarwood's proprietary indices explain why the price line has held. ScarcityscarcityHow tight for-sale supply is relative to the town's housing base. Higher = fewer homes available, more structural pressure under prices. sits at 96/100 and LiquidityliquidityHow quickly homes are clearing — the pace of sales relative to what's listed. Higher = a faster-moving market. at 95/100 — a market that is both structurally short of inventory and quick to clear. Prices in that configuration do not need improving affordability to stay firm; they need only steady demand.

The full per-index reads — including how each has moved against the prior release — are in the index panel above.

As of 2026-08-14, Belmar carries 3 active single-family listings — too few to quote a reliable on-market days-on-marketdays-on-marketHow long a listing takes to go under contract. It's the first place a shift in demand shows up — before price.. Homes that closed recently sold in a medianmedianThe middle value: half of sales were higher, half lower. Less distorted by a few extreme sales than an average. of about 18 days (16 recent closings), so the market is still clearing quickly even with the shelf this thin.

Price-reduction share is reported as not available: the active-listing source does not carry price-change history, and an absence of recorded cuts is not evidence of sellers holding firm.

Months-of-supply and absorptionabsorptionThe rate at which available listings are being sold — how fast standing inventory clears. cannot be computed from the current feed: the active snapshot carries no recent closed-sale pace, so we report it as not available rather than derive it from an incomplete denominator.

New-listing flow and expired/withdrawn counts are not captured in the current active feed; those liquidityliquidityHow quickly homes are clearing — the pace of sales relative to what's listed. Higher = a faster-moving market. signals are flagged as not yet available.

New-construction turnover is minimal: among single-family sales with a recorded build year (n=254), 11 were built within three years of sale.

Lot-level teardown and redevelopment signals are not asserted: lot-size is sparsely and unreliably recorded in the current comp set, so a redevelopment-intensity read would be fabricated. This is a priority data gap — redevelopment economics are where Briarwood intends to differentiate, and the signal is defined but not yet evidenced for this town.

Builder Demand and Renovation Spread are tracked as proprietary indices but are not yet scored for this town (they require inputs the current evidence base does not carry); they are monitored, not reported as values.

Where bedroom count is recorded (75% of single-family sales), the market tiers cleanly by size. The table reads the price and $/sqft$/sqftSale price divided by living area. Comparing by the foot strips out size, isolating price from the mix of what sold. of each tier; note that larger homes carry a higher absolute price but the $/sqft gradient is what isolates location and quality from sheer size.

Segmentation by architectural style (ranch / cape / colonial) and by renovated-vs-dated condition is not available — those fields are essentially unpopulated in the current record, so we do not assert a style- or condition-based breakdown.

Named micro-markets (beach blocks, east/west of key roads, waterfront vs non-waterfront, larger-lot redevelopment pockets) are not segmented in this edition: the subtown, location-tag, and micro-location fields are essentially unpopulated in the current comp record, so any neighbourhood-level claim would be invented. Geographic coordinates are present on 100% of sales, which gives a future path to a defensible coordinate-based cut (distance-to-beach, sub-area) once a reviewed boundary definition is in place — it is deliberately not estimated here.

A renovated-vs-dated premium cannot be measured: the comp record does not carry a reliable condition or renovation field, and Renovation Spread is not yet scored for this town. Rather than infer a premium from price alone — which would confound size, location, and condition — we report this as insufficient evidence.