What I Am Watching in Orange Beach Condos This Week

482 active Orange Beach condominiums. From a $200,000 studio to $5,895,000 new construction on the Pass. Sixty-eight already spoken for.

When a buyer asks me where to begin with an Orange Beach condo, I do not start with a spreadsheet. I start with the sand, the Pass, and the buildings I actually walk.

I have shown and sold exceptional homes for more than twenty-five years. This is the first weekly Orange Beach Condo Watch, a baseline I will keep writing as the Gulf-front and bay-front inventory moves. This update is Tuesday, September 1, 2026.

Orange Beach condos are not one market. A studio at Sugar Beach and a penthouse at Phoenix Key are both on Perdido Beach Boulevard. They are not the same conversation. I watch them the same way I watch a house: how it feels, how the water sits, and whether the number still makes sense.

What does Orange Beach inventory look like this week?

482 active Orange Beach condominiums.

The active set runs from $200,000 to $5,895,000. The average active list price is about $925,969. The median is $745,000. That gap is the story. A few new-construction penthouses pull the average up. Most of what I walk sits closer to the middle.

Spoken for right now: 19 Active Under Contract and 49 Pending. That is 68 Orange Beach condos already claimed, while 482 remain Active.

This is the first week of this series. I do not have a last-week or last-month snapshot to compare yet. Next Tuesday, that comparison starts here.

Months of supply is not something I will invent. Closed sales from the last 30 days are not in the public listing feed I am using this week, so I will not publish an absorption rate until those closings are verified.

New activity as of today: 20 Active Orange Beach condos carry a New listing badge, including a Turquoise Place residence at $5,100,000 and another at $3,800,000. Two Pending condos also carry New: a Turquoise Place unit at $3,400,000 and 28250 Canal Road 1103 at $1,600,000. Expired and withdrawn listings are not showing in this feed.

The one idea

Four hundred eighty-two Active condos is a lot of choice. The work is matching the building to the water you actually want: Gulf-front rental, bay-front with a slip, or a quieter river view. I keep that list short. Call or text me and tell me how you use the beach.

High, low, and the middle of the market

I use a few residences to tell the story. The rest of the 482 sit between them. Search current Orange Beach listings here: Orange Beach homes and condos.

What is spoken for right now

68 Orange Beach condos are spoken for this week: 19 Active Under Contract and 49 Pending. On the 67 with usable sale prices, the average is about $998,900.

Inside the Active Under Contract group of 19, the average is about $778,900. The high there is a 2023 Phoenix Gulf Towers penthouse at 22988 Perdido Beach Boulevard 2704 for $1,780,000 (reduced $169,000). 4 bed. 2,031 sf. Direct Gulf Front. Sleeps 14. Closest to that AUC average is Summer House on Romar Beach 1005a at $775,000. 3 bed. 1,263 sf. Built 1987. Direct Gulf Front.

I will not invent last month’s closings

High, low, and average sold cards need verified sale prices and sale dates. The public listing feed I am using this week returns no Sold or Closed Orange Beach condo results, so last-30-day closings are incomplete.

That also means I will not publish months of supply (active listings divided by last-30-day closings) until those numbers exist. 482 Active is a real count. An absorption rate built on zero public solds would not be. Next week I will keep asking that question the same way.

“I pay attention to how a condo feels, and to whether the water it sits on will still make sense ten years from now.”

Never-occupied inventory is still a different list

Most of the 482 are resale. A handful are not. I watch those separately, because a buyer who wants new construction does not want a renovated 1985 studio, and the reverse is also true.

If you want a Gulf-front tower versus a quiet bay slip, I would rather walk it with you than send you a list of 482. That is the point of this watch.

How do we begin?

Tell me the water you want. Direct Gulf, a bay slip, Ole River, or a quieter walk to the sand. I will match that to what is actually for sale, what is spoken for, and what I am watching before it hits a search. For the questions I get before anyone writes an offer, start with what to ask before you buy an Orange Beach condo.

This is Orange Beach Condo Watch. I will keep writing it as the buildings move. Search the city here: Orange Beach.