What I Am Watching in Orange Beach Condos This Week
511 active Orange Beach condominiums—twelve more than last Tuesday. From a $200,000 studio to $5,895,000 new construction on the Pass. Seventy 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 advised buyers and sellers on this coast for years, full-time. This is Orange Beach Condo Watch for Tuesday, September 22, 2026—week four of the series. Last Tuesday the Active set held 499. Today it is 511.
Orange Beach condos are not one market. A studio at Sugar Beach and a penthouse on Perdido Beach Boulevard are both on the same road. 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?
Compared with last Tuesday and early September:
Pending and under contract
Pending and Active Under Contract both mean a buyer has the condo under agreement. It is not sold yet, and I do not count it as active inventory. This week that spoken-for group is 18 Active Under Contract and 52 Pending—70 in all.
Months of supply
Absorption, or months of supply, is how many months it would take to sell what is listed now if sales kept going at the recent closing pace and nothing new came on the market. Closed Orange Beach condo sales for the last 30 days are not in the public listing feed I am using this week, so I will not publish a rate. I would rather leave it blank than guess.
The Active set still runs from $200,000 to $5,895,000. Average and median this week come from the full Baldwin MLS public Orange Beach condo Active set—about $923,890 average and $744,900 median on those 511 residences.
That gap between average and median is still the story. A few new-construction penthouses pull the average up. Most of what I walk sits closer to the middle.
Nine left Active. Twenty-one came on.
Active inventory rose by twelve from last Tuesday. Every residence that left the Active board is still on the public feed as Active Under Contract or Pending—not gone. Twenty-one residences are new or returned to Active. These are the moves I am naming.
PHOENIX ORANGE BEACH II 17A5 · NOW PENDING $1,800,000
26688 Perdido Beach Boulevard 17A5. Last Tuesday this residence was Active at $1,800,000. Today it is Pending—new activity as of today, and one of the largest under-agreement cards I am watching this week.
ADMIRALS QUARTERS 508 · NOW ACTIVE UNDER CONTRACT $975,000
26200 Perdido Beach Boulevard 508. Was Active last Tuesday. Today Active Under Contract at $975,000—also the spoken-for card closest to this week’s under-agreement average.
MARINER PASS 112 · NOW PENDING $1,000,000
27405 Polaris Street 112. New to Active last Tuesday at $1,000,000. Today Pending. Fast move.
OASIS 3008 · NEW TO ACTIVE $1,199,000
23450 Perdido Beach Boulevard 3008 (Oasis, formerly Phoenix West II). New to this week’s Active set at $1,199,000—Direct Gulf Front energy on a building buyers already know.
VISTA BELLA 102 · RETURNED TO ACTIVE $965,000
29209 Perdido Beach Boulevard 102. Was Pending last Tuesday. Today back on the Active board at $965,000.
PHOENIX WEST 2104 · RETURNED TO ACTIVE $1,149,000
23972 Perdido Beach Boulevard 2104. Went Pending last week from Active. Today it is Active again at $1,149,000.
SIX MORE LEFT ACTIVE FOR UNDER AGREEMENT
Also now Pending (were Active last Tuesday): Bayshore Towers 104 at $825,000; Phoenix VIII 205 at $519,000; Romar Place 303 at $665,000; Harbour Place 511 at $689,000; Romar Lakes 104-C at $340,000; Lighthouse On The Bay at $745,000. Full MLS list is in this week’s snapshot file.
The one idea
Five hundred eleven Active condos is still 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 511 sit between them. Search current Orange Beach listings here: Orange Beach homes and condos.
South Beach II
27304 Gulf Road B
4 bed · 4,154 sf · 2025
Phoenix On The Bay 1411
27580 Canal Road
3 bed · 1,787 sf · 2003
Sugar Beach 112
23044 Perdido Beach Blvd
Studio · 392 sf · 1985
Highest · $5,895,000 · 27304 Gulf Road B
4 bed · 5 full / 1 half bath · 4,154 sf · built 2025 · Direct Bay Front and Direct Gulf Front · MLS 386394
South Beach II is still the top of Active inventory—unchanged from last Tuesday. Pre-construction on Orange Beach Pass. Contemporary condominium with views of the Pass and the Gulf. Private pool, outdoor kitchen, private elevator. This is never-occupied new construction, not a resale tower unit.
Closest to the Active average · $925,000 · Phoenix On The Bay
27580 Canal Road 1411 Bs69 · 3 bed / 3 bath · 1,787 sf · built 2003 · Direct Bay Front · MLS 393079
The Baldwin MLS public Orange Beach condo Active average sits near $923,890. This Phoenix On The Bay residence with boat slip is the closest Active card to that number this week. Bluewater 1203 (MLS 399345) is still Active at $930,000—still near the middle of the board.
Lowest · $200,000 · Sugar Beach 112
Studio · 392 sf · built 1985 · MLS 409483
23044 Perdido Beach Boulevard 112 is still the floor of Active inventory this week—unchanged. A studio at Sugar Beach. This is the entry point on the Active board, not a penthouse conversation.
This conversation
If you want the short list that actually fits how you use Orange Beach, call or text me.
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What is spoken for right now
70 Orange Beach condos are spoken for this week: 18 Active Under Contract and 52 Pending. That is seven fewer than last Tuesday’s spoken-for board, even as Active inventory rose.
Highest Active Under Contract · $2,065,000 · Phoenix Gulf Towers
22988 Perdido Beach Boulevard 2401 · Active Under Contract · 4 bed · 2,090 sf · built 2023 · MLS 393898
Still the high of the Active Under Contract set. Same building as unit 2704, which is still Active Under Contract at $1,780,000 (MLS 394497).
Highest Pending · $2,700,000 · Turquoise Place D809
26302 Perdido Beach Boulevard D809 · Pending · 4 bed · 3,504 sf · built 2005 · Direct Gulf Front · MLS 392974
Still Pending after leaving Active last week. The high of the Pending set I am watching.
Lowest Active Under Contract · $277,500 · Lei Lani Village 206
28813 Perdido Beach Boulevard 206 · Active Under Contract · studio · 400 sf · built 1984 · MLS 395937
Still the low of the Active Under Contract set I verified this week. Studio at Lei Lani with deeded beach access.
Last 30 days on the public feed
I still do not have a clean closed-sales count for Orange Beach condos over the last 30 days on the public listing feed I use for this watch. Without that number I will not publish months of supply.
What I can say: nine residences that were Active last Tuesday are under agreement today, while twenty-one entered or returned to Active. Spoken-for inventory eased from 77 to 70 even as the Active board grew. That is the week—choice widening, contracts still moving building by building.
What is still available to walk
South Beach II · still Active at $5,895,000
27304 Gulf Road B, MLS 386394. Pre-construction on the Pass. Private pool, outdoor kitchen, private elevator. Still the top of Active inventory.
Still Active at Turquoise Place
C2902 at $5,100,000 (MLS 373609), C2901 at $4,000,000 (MLS 373558), and D2401 at $3,800,000 (MLS 409830) are still Active. D809 remains Pending. Search the building here: Turquoise Place condos.
Oasis 3008 · new to Active at $1,199,000
23450 Perdido Beach Boulevard 3008, MLS 410893. New this week on a Gulf-front tower buyers already recognize as Oasis (formerly Phoenix West II).
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 511. That is the point of this watch.
The questions
What buyers ask me this week
Click a question to open the answer.
How many Orange Beach condos are for sale right now?
511 Active condominiums in Orange Beach—twelve more than last Tuesday’s Active set of 499. Another 70 are spoken for (18 Active Under Contract and 52 Pending). Prices on the Active set still run from $200,000 to $5,895,000.
Call or text me if you want that narrowed to Gulf-front, bay-front, or a specific building.
What does a typical Orange Beach condo cost?
On the Baldwin MLS public Orange Beach condo Active set, the average sits near $923,890 and the median is $744,900. Closest to that average this week is Phoenix On The Bay 1411 at $925,000. Bluewater 1203 is still Active at $930,000. The penthouses pull the average up. Most buyers I work with are closer to that median number, then we decide Gulf versus bay.
Call or text me and tell me how you use the beach.
Is there new construction I can still get into?
Yes. South Beach II at 27304 Gulf Road B is still Active at $5,895,000, pre-construction with a private pool and elevator. Turquoise Place still has C2902 at $5,100,000, C2901 at $4,000,000, and D2401 at $3,800,000 Active, while D809 remains Pending. Oasis 3008 also came Active this week at $1,199,000.
Call or text me if you want to walk the new-construction list, not the whole 511.
Why is there no months-of-supply number this week?
Absorption is Active listings divided by closed sales in the last 30 days. Closed Orange Beach condo sales are not in the public feed I am using this week, so I will not publish a rate. I would rather leave it blank than guess.
Call or text me if you want the picture on a specific building.
What changed since last Tuesday?
Active rose from 499 to 511. Spoken for eased from 77 to 70 (18 Active Under Contract and 52 Pending). Nine residences left Active for under agreement—including Phoenix Orange Beach II 17A5 at $1,800,000, Admirals Quarters 508, and Mariner Pass 112. Twenty-one entered or returned to Active, including Oasis 3008 at $1,199,000, Vista Bella 102 back from Pending, and Phoenix West 2104 back to Active. High and low Active cards held: South Beach II at $5,895,000 and Sugar Beach 112 at $200,000.
Call or text me if you want last week versus this week on a building you already like.
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.
If you want this week’s Orange Beach condo short list, call or text me.
Search Orange Beach on SearchTheGulf.com.
A Personal Note from Meredith
Questions About This Topic?
If you would like to understand how the details in this article may relate to your property, your plans, or a Gulf Coast real estate decision, I would be glad to help.
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Texting is often the easiest way to reach me. You are also welcome to call whenever it is convenient. I am always happy to help you find the information you need.
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Orange Beach Condo Watch | September 22, 2026
Orange Beach Condo Watch · September 22, 2026
What I Am Watching in Orange Beach Condos This Week
511 active Orange Beach condominiums—twelve more than last Tuesday. From a $200,000 studio to $5,895,000 new construction on the Pass. Seventy already spoken for.
Search Orange Beach Turquoise…
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