I’ve pulled together a quick, data-forward update using the latest inventory-to-sales ratios and recent municipal actions that affect our market. If you’re watching homes on Ono Island — https://www.searchthegulf.com/ono-island/ — or considering a move anywhere in Orange Beach — https://www.searchthegulf.com/orange-beach/ — here’s the signal I’m seeing in the noise.
Market Overview (as of the September 2025 snapshot)
Tight under $300k; looser above $400k. Entry-level segments show lean supply across coastal Baldwin County sub-markets.
Orange Beach Condos: Months of supply (MOS) skews tight under $300k, then steps up meaningfully: roughly ~0.5–3.0 MOS below $300k; ~7.1 MOS at $300–$400k; ~13.4 MOS at $400–$500k; ~31.0 MOS at $500–$750k; ~12.4 MOS at $750k–$1M; and ~7.2 MOS over $1M. This tells me absorption is strongest at the bottom, with buyers regaining leverage in mid and upper tiers.
Orange Beach Single-Family (Homes Only): A more balanced picture overall, trending tighter below $300k and shifting to a buyer-lean above ~$400k.
Gulf Shores (Homes vs. Condos): Homes read mixed to balanced by price band; condos carry higher MOS in several mid-price buckets, indicating more selection and negotiability.
Source images reviewed: “A stat summary of local residential inventory-to-sales ratios” dated 9/8/2025.
Key Insights
Active Market Under-$300k properties continue to draw multiple showings quickly, particularly well-kept condos with strong rental histories near the beach and Intracoastal amenities. If you’re selling in this bracket, well-priced listings should not linger. Tip for Sellers: Pre-list maintenance, light refreshes, and coastal-neutral staging still pay dividends in the first 72 hours.
Healthy Sales Activity Single-family absorption in Orange Beach and on Ono Island remains steady when homes are positioned with clear value propositions: elevation, Fortified construction, generator, and boat-friendly features. Personal Note: When I preview homes, I map each one to everyday living: travel time to Gulf access via Perdido Pass, prevailing winds on the lot, and how the floorplan serves coastal gear (rods, tackle, coolers), not just square footage.
Luxury Segment in Focus In the $750k–$1M+ condo tiers, buyers have options. That creates room for terms: closing timelines, furniture packages, and punch-list resolution. For deep-water single-family on Ono Island, clean, well-documented dockage and lift specs remain a differentiator. Insight for Buyers: If you value protected water, focus on Old River coves and north-side canals. Study lift capacity, beam clearance, and piling spacing before you fall in love with a floor plan.
Market Trends
Pricing power is strongest where supply is lean (sub-$300k).
Mid-tier condos show elevated MOS; strategic pricing and premium presentation matter.
Margaritaville Parcel (Lot 3) Re-Zoning Approved to PUD: Approx. 6.6 acres (about 3.8 acres wetlands) approved for a gated single-family subdivision within the Villas District. Average lot size ~18,000 sq ft with ~50' average width. Anticipated homes: 3–6 bedrooms, three to four stories. Rentals would be allowed. What it means: Expect future single-family product near a well-known destination node. For investors and second-home buyers, rentals-allowed language could support underwriting. I’ll be watching the engineering details and how wetland areas shape final site planning.
Site Plan Approved: Intracoastal lay-down and outside storage area at 22321 Canal Road for the new bridge construction staging. ALDOT approved a driveway at Canal Road mile marker ~24.7. The site will be enclosed with a solid wooden fence, landscaping, and a gated entrance. What it means: Expect periodic construction traffic and staging activity in this corridor during bridge work. Long-term, improved connectivity typically supports property values and reduces peak congestion for residents and visitors.
Gulf Shores City Council — Sept 22, 2025: Waterway Village Overlay refinements emphasize parking study updates, potential shared-parking strategies, and streetscape/shade improvements, with flexibility for dining, shopping, and culture nodes.
Gulf Shores Planning Commission — Sept 23, 2025: Continued mixed-use momentum near Waterway/Canal corridors (notes reference Oyster/Boardwalk area planning).
Daphne Planning Commission — late Sept 2025: Administrative items affecting office/restaurant parcels (signals continued infill and traffic/parking coordination on the Eastern Shore).
Takeaway: The one constant is smart growth along key waterfront and near-water corridors. For buyers, this often translates into better access and improved public realm over time. For owners, it’s a reminder that well-located property tends to benefit from incremental infrastructure upgrades.
Suggestions for Sellers
Lead with Condition & Documentation Have your Fortified certificate, elevation cert, survey, and recent service records ready.
Dial-In Presentation Neutral paint, fresh caulk, and de-cluttered porches photograph beautifully — the first showing is online at www.searchthegulf.com.
Price to the Bracket, Not the Dream Study absorption by price band in your micro-market. Mid-tier condos need sharper pricing and terms to move.
Boat-Smart Packaging On Ono Island — https://www.searchthegulf.com/ono-island/, highlight lift capacity, slip width, and turning radius. Add photos at both high and low tide.
Suggestions for Buyers
Leverage Buyer Power In higher-MOS condo segments, negotiate for closing costs, furnishings, or inspection credits.
Act on Value When a low-MOS listing appears (especially sub-$300k), be ready with a clean offer and verified funds.
Predictions for the Next 60–90 Days
Increased Activity As the bridge work mobilizes and fall events pull people to the coast, showing traffic should edge up, especially for well-priced single-family with coastal-ready features.
Selective Price Adjustments Expect motivated condo sellers in mid tiers to fine-tune asking prices or sweeten terms to meet the market.
Continued Luxury Demand Best-in-class waterfront with protected dockage and fortified construction will remain insulated, provided it is positioned properly.
Attribution & Fair Housing All information summarized from the attached documents and municipal notes is deemed reliable but not guaranteed and is subject to change. All property information provided by Baldwin County MLS. Equal Housing Opportunity.
Meredith Folger Amon is a Gulf Coast Expert Real Estate Advisor, licensed in Alabama and Florida. I specialize in helping buyers and sellers navigate the buying and selling of homes along the Gulf Coast. Explore every listing on the Gulf Coast’s premier home search: www.searchthegulf.com
I’ve pulled together a quick, data-forward update using the latest inventory-to-sales ratios and recent municipal actions that affect our market. If you’re watching homes on Ono Island — https://www.searchthegulf.com/ono-island/ — or considering a move anywhere…
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