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Is There a Deal to Be Had? The Truth About Beachfront Condos in Orange Beach, Alabama
By Meredith Amon, Licensed in Alabama and Florida
I’m working with a great couple from Texas who’ve been contemplating the purchase of a beachfront condo here in Orange Beach. They’ve done their homework—reviewing market reports from the University of Alabama and chatting with college friends who own at Regency Isle Condos. They recently asked a question I thought was important to share on my blog, because I know many of you are likely wondering the same thing:
“We’ve been watching the market closely, and it’s clear there are quite a few listings on the market. Days on market are increasing. It seems like there’s more supply than demand right now, so prices should decline soon—whether sellers realize it or not. We’ve been in the real estate space for over 25 years. What are your thoughts? Do you think there’s a deal to be had in Admirals Quarters, Regency Isle, or other nearby complexes?”
A Fair—and Smart—Question
As a real estate advisor who lives and works in Orange Beach full time, I completely understand the appeal of owning a condo on the beach. There’s nothing like waking up to the Gulf, hearing the waves, and walking straight out to the sand. But it’s equally important to approach this market with a realistic and strategic mindset—especially right now.
1. Financing Is More Challenging
Many Gulf-front condos—especially those with front-desk check-ins or high short-term rental ratios—are now considered non-warrantable by traditional lenders. That means Fannie Mae and Freddie Mac won’t finance them, and buyers need to work with portfolio lenders or pay cash. In most cases, lenders require 30% down and offer higher interest rates, making financing more complex than for a single-family home.
2. Insurance & Special Assessments Are a Real Factor
Another big topic right now is insurance assessments, which have impacted buyer activity across many beachfront complexes. One notable example is Admirals Quarters, which recently had significant assessments that caught many owners and buyers off guard. When these large expenses hit, they naturally affect overall affordability and tend to slow down activity.
3. Market Conditions Favor Buyers—For Now
Let’s look at the data for the Orange Beach 1 zoning area, which includes Admirals Quarters and Regency Isle:
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Unit Sales: 45 in December 2025 — the highest monthly sales total in this dataset.
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Average Sales Price: $849,033 — showing a price rebound from earlier in the year.
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Median Days on Market: 172 — up significantly, indicating that listings are taking longer to sell.
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Total Inventory: 459 units — still elevated, offering buyers more selection.
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Months of Supply: 12.4 — a clear indicator of a buyer-favored market.
While prices rose slightly in December, days on market and inventory remain high, confirming the trend toward slower absorption. That means more room for negotiation and better positioning for buyers.
Unit Sales – More than previous month.
In March 2025, 36 condos sold, a strong rebound compared to 22 in February.
Unit Sales – Less than same month last year.
While up from last month, this is 17 fewer sales than March 2024, showing a slight year-over-year dip in transactions.
Average Sales Price – More than previous month.
The average sales price in March was $816,118, which is $48,777 more than February’s $767,341.
Average Sales Price – More than same month last year.
Prices also increased compared to last year, with the March 2025 average being $44,581 higher than March 2024.
Days On Market – More than previous month.
Median days on market increased slightly, from 86 in February to 91 in March, reflecting a small slowdown in how quickly properties are moving.
Days On Market – More than same month last year.
Compared to March 2024, days on market are up by 48 days, a sign of longer decision-making periods for buyers.
Total Inventory – Less than previous month.
Inventory decreased slightly by 23 units, down from 592 to 569 condos available.
Total Inventory – More than same month last year.
However, compared to March 2024, inventory is up significantly by 225 units, giving buyers more choices than they had a year ago.
Months Of Supply – Less than previous month.
Months of supply decreased by 2.9 months, going from 17.6 in February to 14.7 in March.
Months Of Supply – More than same month last year.
But it’s still 4.1 months more than March 2024, confirming a more balanced—if not buyer-favored—market.
Months Of Supply – Last month highest since 12/1/2011 (15.3)
February 2025’s supply level marked the highest we've seen in over a decade.
This confirms what I’ve been seeing on the ground here in Orange Beach: there’s a favorable window of opportunity for buyers. While financing beachfront condos can be challenging, and certain buildings like Admirals Quarters have seen significant insurance assessments, the current market offers more room to negotiate.
Some sellers are more flexible than others depending on their individual situation—some have more skin in the game, while others are ready to move on. If you're serious about buying, now is a strategic time to act.
4. Will Prices Drop Further?
No one has a crystal ball. Whether or not prices drop from here depends entirely on the individual seller’s situation. Some sellers have more skin in the game—they may have purchased early, paid off their mortgage, or are simply more flexible. Others are holding out due to recent assessment costs or personal goals.
In other words: Some sellers will negotiate, others won’t. And that’s exactly why I believe that if there’s a deal to be had, now is the time to find it.
So, Is Now a Good Time to Buy a Condo in Orange Beach?
Yes—if you’re a motivated buyer, this market offers unique opportunities. With high inventory, extended days on market, and sellers in varied positions, it’s one of the more favorable condo-buying environments we’ve seen in years.
I’m here to guide you through:
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Finding condos that qualify for financing (or matching you with a great portfolio lender),
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Reviewing HOA budgets and upcoming assessments,
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And negotiating a deal that fits your financial and lifestyle goals.
Start browsing beachfront condo listings in Orange Beach now at www.searchthegulf.com.
And if you’re considering Admirals Quarters, Regency Isle, or another complex—let’s talk. I’ll give you the real scoop on pricing history, resale potential, and what you need to know before making an offer.
Please reach out to me directly with any specific questions you have. I’m always happy to help you make an informed move on the Gulf Coast
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All data and information provided herein is deemed reliable but is not guaranteed and is subject to errors, omissions, and changes without notice. Meredith Amon and Bellator Real Estate & Development make no representations or warranties of any kind, express or implied, regarding the accuracy, completeness, or reliability of this information. Market statistics and property data have been sourced from the Baldwin County Association of REALTORS® MLS and affiliated market reports. Buyers and sellers are encouraged to conduct their own due diligence and consult with appropriate professionals regarding their specific real estate needs.
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