ORANGE BEACH, ONO ISLAND AND GULF SHORES MARKET UPDATE

Single-Family Market Update (Baldwin MLS): Ono Island, Orange Beach, Gulf Shores | Through November 2025

November Market Snapshot (Single Family Homes)

New Construction vs Previously Owned in Orange Beach, Ono Island, and Gulf Shores | November 2025 compared to November 2024

What I’m seeing at a glance

• Inventory tightened year-over-year in most segments, especially previously owned homes on Ono Island and Gulf Shores.
• Closed sales increased in November 2025 across the board for previously owned homes, and Gulf Shores new construction also showed a noticeable jump.
• Prices are telling a “mix” story: averages moved sharply in a few places because luxury closings (or the lack of them) can swing small sample sizes, especially new construction.

My quick rule of thumb

When unit counts are small (especially for new construction), I watch closed sales and months supply just as closely as price averages.

New construction: November 2025 vs November 2024

Orange Beach (New Construction)

Closed Sales: 3 (Nov 2025) vs 2 (Nov 2024)
Average Sales Price: $1,368,333 (Nov 2025) vs $4,286,848 (Nov 2024)
Homes for Sale: 24 (Nov 2025) vs 39 (Nov 2024)
Months Supply: 4.3 (Nov 2025) vs 6.2 (Nov 2024)
Avg Cumulative Days on Market: 144 (Nov 2025) vs 246 (Nov 2024)

Meredith’s note: That 2024 average is a perfect example of how one ultra-luxury closing can skew the “average” in a small new-construction sample. I lean on unit counts and supply to keep the story grounded.

Ono Island (New Construction)

Closed Sales: 1 (Nov 2025) vs 0 (Nov 2024)
Average Sales Price: $850,000 (Nov 2025); no reported November 2024 average due to zero closings
Homes for Sale: 4 (Nov 2025) vs 4 (Nov 2024)
Months Supply: 2.7 (Nov 2025) vs 4.0 (Nov 2024)
Avg Cumulative Days on Market: 246 (Nov 2025); not reported for Nov 2024 due to zero closings

Gulf Shores (New Construction)

Closed Sales: 10 (Nov 2025) vs 3 (Nov 2024)
Average Sales Price: $498,273 (Nov 2025) vs $775,100 (Nov 2024)
Homes for Sale: 64 (Nov 2025) vs 79 (Nov 2024)
Months Supply: 5.4 (Nov 2025) vs 5.0 (Nov 2024)
Avg Cumulative Days on Market: 131 (Nov 2025) vs 103 (Nov 2024)

Meredith’s note: More closings with slightly higher supply and longer market time often signals buyers are active, but still selective on pricing and finishes.

Previously owned: November 2025 vs November 2024

Orange Beach (Previously Owned)

Closed Sales: 17 (Nov 2025) vs 13 (Nov 2024)
Average Sales Price: $945,853 (Nov 2025) vs $1,768,676 (Nov 2024)
Homes for Sale: 150 (Nov 2025) vs 162 (Nov 2024)
Months Supply: 6.5 (Nov 2025) vs 8.0 (Nov 2024)
Avg Cumulative Days on Market: 148 (Nov 2025) vs 128 (Nov 2024)

Meredith’s note: I read this as a market with more movement, but where buyers are rewarding homes that are dialed-in on condition, insurance readiness, and pricing.

Ono Island (Previously Owned)

Closed Sales: 5 (Nov 2025) vs 3 (Nov 2024)
Average Sales Price: $1,622,400 (Nov 2025) vs $2,250,000 (Nov 2024)
Homes for Sale: 33 (Nov 2025) vs 46 (Nov 2024)
Months Supply: 5.7 (Nov 2025) vs 11.0 (Nov 2024)
Avg Cumulative Days on Market: 109 (Nov 2025) vs 26 (Nov 2024)

Meredith’s note: Inventory and supply tightened meaningfully year-over-year, but days on market rose. On Ono Island, that often points to a smaller pool of qualified buyers for higher price points, and the homes that win are the ones that feel truly turnkey or have a clear boating value story.

Gulf Shores (Previously Owned)

Closed Sales: 36 (Nov 2025) vs 24 (Nov 2024)
Average Sales Price: $735,025 (Nov 2025) vs $620,187 (Nov 2024)
Homes for Sale: 292 (Nov 2025) vs 328 (Nov 2024)
Months Supply: 7.0 (Nov 2025) vs 10.2 (Nov 2024)
Avg Cumulative Days on Market: 197 (Nov 2025) vs 98 (Nov 2024)

Meredith’s note: Higher closings alongside longer market time can mean the market is absorbing inventory, but buyers are negotiating harder and skipping anything that feels overpriced.

New construction vs previously owned (what matters for decisions)

Orange Beach: Most of the month’s unit volume was in previously owned homes (17 closings) versus new construction (3 closings). New construction inventory is comparatively lean (24 homes for sale) versus resale (150).

Ono Island: Resale remains the primary driver (5 closings), with very limited new construction availability (4 homes for sale). If a buyer wants a “move-in now” home, the resale pool typically offers more choice, while new construction tends to be more “custom and scarce.”

Gulf Shores: Resale volume is still dominant (36 closings), but new construction had a strong month (10 closings). If you’re weighing options, I like comparing total monthly payment, insurance readiness, and expected maintenance over the next five years, not just the list price.

If you want my quick take for your price range

I’m happy to walk you through what’s driving value right now in Orange Beach, Ono Island, and Gulf Shores, and help you compare new construction versus previously owned opportunities using real-time inventory on www.searchthegulf.com.

Call or Text: (970) 389-2905
Email me via my contact page

If this snapshot helped, drop me a quick note and tell me which area you want me to track for you next month.

Data disclaimer: Information is believed to be accurate based on available MLS reporting, but is subject to errors, omissions, changes, and timing of data entry.

Source charts: New Construction and Previously Owned single family home activity comparisons for November 2025 vs November 2024. :contentReference[oaicite:0]{index=0} :contentReference[oaicite:1]{index=1}

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$6,500,000

29924 Burke Lane, Orange Beach

7 Beds 9 Baths 8,850 SqFt Residential MLS® # 390361

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4 Beds 6 Baths 4,154 SqFt Residential MLS® # 386392

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4982 Certain Circle, Orange Beach

5 Beds 5 Baths 4,800 SqFt Residential MLS® # 396579

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29206 Ono Boulevard, Orange Beach

5 Beds 7 Baths 5,800 SqFt Residential MLS® # 399470

$4,300,000

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5 Beds 6 Baths 3,496 SqFt Residential MLS® # 393543

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23150 Perdido Beach Boulevard 2, Orange Beach

10 Beds 10 Baths 5,278 SqFt Residential MLS® # 377811

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Ono Island Homes & Land for Sale – Luxury Waterfront Real Estate in Orange Beach Alabama

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$4,700,000

3950 Cutty Sark Cove, Orange Beach

5 Beds 7 Baths 3,884 SqFt Residential MLS® # 399667

$4,500,000

29206 Ono Boulevard, Orange Beach

5 Beds 7 Baths 5,800 SqFt Residential MLS® # 399470

$3,800,000

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30510 River Road, Orange Beach

4 Beds 5 Baths 6,000 SqFt Residential MLS® # 367056

$3,600,000

33349 River Road, Orange Beach

4 Beds 5 Baths 3,302 SqFt Residential MLS® # 398882

$2,990,000

29765 St John Drive, Orange Beach

6 Beds 6 Baths 7,078 SqFt Residential MLS® # 384580

$2,950,000

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31061 Peninsula Drive, Orange Beach

3 Beds 4 Baths 3,016 SqFt Residential MLS® # 397969

$2,629,000

30475 Harbour Drive, Orange Beach

4 Beds 5 Baths 3,225 SqFt Residential MLS® # 397361

$2,499,000

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29024 Ono Boulevard, Orange Beach

4 Beds 3 Baths 2,358 SqFt Residential MLS® # 398980

$2,395,000

32754 River Road, Orange Beach

4 Beds 4 Baths 4,501 SqFt Residential MLS® # 398157

$2,100,000

30525 Harbour Drive, Orange Beach

5 Beds 5 Baths 3,672 SqFt Residential MLS® # 398795

$1,950,000

31654 River Road, Orange Beach

0 Beds 0 Baths 0 SqFt Land MLS® # 396266

$1,900,000

32438 River Road, Orange Beach

0 Beds 0 Baths 0 SqFt Land MLS® # 355724

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