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Daphne-Fairhope-Foley, AL housing market
Housing market indicators
| Indicator | 2022 | 2023 | 2024 | 2025* | Change | 2022 | 2023 | 2024 | YTD |
|---|---|---|---|---|---|---|---|---|---|
| Median Listing Price per Square Feet | $280 | $348 | $328 | $327 | 15.7% | 24.3% | -5.7% | -0.3% | |
| Active Listing Count | 1,626 | 2,167 | 2,708 | 3,066 | 47.1% | 33.3% | 25% | 13.2% | |
| Median Days on Market | 73 | 79 | 90 | 88 | 25.9% | 8.2% | 13.9% | -2.2% | |
| Share of listings with price increase | 2% | 1.9% | 1.3% | 1.2% | |||||
| Share of listings with price decrease | 12.1% | 15.9% | 16.6% | 17.4% | |||||
* last available value
Home prices
Short term housing supply drivers
Long term housing demand drivers
Long term housing supply drivers
Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED
Housing market overview
Daphne-Fairhope-Foley, AL MSA Overview
| Area | City/town | Population | Density | Income (high/low/...) | Quality of Schools (GreatSchools rating range) | Crime level | Property tax (%) | Comments |
|---|---|---|---|---|---|---|---|---|
| Central Baldwin | Daphne | ~27,000 | High | High | 7-9 | Low | 0.4-0.7 | Suburban hub with strong growth |
| Central Baldwin | Fairhope | ~22,000 | Medium | High | 8-10 | Very low | 0.4-0.6 | Artsy town, retiree magnet |
| Southern Baldwin | Foley | ~20,000 | Medium | Medium-high | 6-8 | Low-medium | 0.5-0.7 | Retail center, family-oriented |
| Southern Baldwin | Gulf Shores | ~15,000 | Low-medium | High | 7-9 | Low | 0.4-0.6 | Beach tourism hotspot |
| Northern Baldwin | Spanish Fort | ~10,000 | Medium | High | 8-9 | Very low | 0.4-0.5 | Affluent suburb near Mobile |
To view all table columns, please open this table on a laptop or desktop screen.
- The Daphne-Fairhope-Foley MSA covers Baldwin County, Alabama, spanning 1,589.9 square miles with overall density of 159.5 people per square mile.
- Key regions: Northern (Spanish Fort area, near Mobile Bay), Central (Daphne-Fairhope core), Southern (Foley-Gulf Shores coastal strip).
- Total MSA population reached 261,608 thousand in 2024, up from 233,244 in 2020, reflecting 12% growth.
- No local personal income tax beyond Alabama state level in any area.
- Property taxes average 0.4-0.7% across county, among lowest in U.S.
- Crime levels generally low, with coastal towns safest.
- Schools in Baldwin County earn strong ratings, peaking at 10 in Fairhope districts.
Citizens: Income and Education
- Median household income stands at $75,019 in 2023, up 5.6% from prior year.
- Per capita income higher in coastal zones due to tourism and retirees.
- 81.4% White non-Hispanic, 7.94% Black, with small Hispanic presence.
- Median age 43.7 years, skewing older in Fairhope-Gulf Shores.
- 77.5% homeownership rate supports stable middle-class base.
- Bachelor's degree or higher: ~30% metro-wide, higher in Daphne-Fairhope (35-40%).
- Key institutions: Columbia Southern University (online focus), Coastal Alabama Community College.
- 97.9% U.S. citizens, low non-English primary speakers.
Key Economic Sectors
- Tourism dominates southern Baldwin, driven by Gulf Shores beaches and resorts.
- Healthcare growing in Daphne-Fairhope, with major hospitals serving retirees.
- Retail and services strong in Foley, "South Baldwin's shopping capital."
- Construction booming due to population influx and new subdivisions.
- Professional services expanding in central areas near Mobile commute paths.
- Light manufacturing and logistics along I-10 corridor.
- Fishing and marine industries persist on coast but secondary to tourism.
Housing Buying Market: Supply Drivers
- Zoning relatively open in southern Baldwin, permitting rapid condo and single-family builds.
- Central areas face stricter historic preservation in Fairhope, slowing density.
- Regulatory environment business-friendly; Baldwin County approvals faster than state average.
- Construction workforce costs moderate, bolstered by local labor from Coastal Alabama CC programs.
- Land availability high inland, but coastal premiums limit supply there.
- New permits surged 15% yearly, focusing on master-planned communities.
- Impact fees low, encouraging developers versus high-regulation metros.
Housing Buying Market: Demand Drivers
- Net migration positive, +2.8% population growth 2022-2023, mainly from Midwest retirees and Florida escapees.
- Tourism sector expanding, drawing seasonal-to-permanent coastal buyers.
- Healthcare jobs up 10%, attracting professionals to Daphne area.
- Remote work influx post-pandemic boosts suburban appeal near beaches.
- Construction industry growth pulls skilled workers, increasing family demand.
- No major declining sectors; steady Mobile metro spillover adds commuters.
- Median home value $287,000 in 2023, with 5-7% annual appreciation.
Key Challenges on the Housing Market
- Hurricane risk elevates insurance costs 20-30% above national average.
- Coastal flooding and erosion constrain buildable land in Gulf Shores-Foley.
- Workforce housing shortage as low-wage tourism jobs outpace affordable units.
- Infrastructure lag: roads, water systems strain under 12% population boom.
- Rising material costs post-2022 slowed some projects 10-15%.
- Inventory tight at 3-4 months supply, pushing prices up 6% yearly.
- Retiree influx competes with young families for limited starter homes.
Investment Potential Differences
| Area | Appreciation potential | Risk | Key drivers |
|---|---|---|---|
| Southern Baldwin (Gulf Shores-Foley) | High | Medium-high | Tourism boom, vacation rentals, migration; offset by storm risk |
| Central Baldwin (Daphne-Fairhope) | High | Low-medium | Healthcare growth, affluent suburbs, low crime; steady demand |
| Northern Baldwin (Spanish Fort) | Medium-high | Low | Mobile proximity, family appeal, new builds; less coastal volatility |
| Inland/rural Baldwin | Low-medium | Medium | Land for future growth, lower entry prices; slower current pace |
To view all table columns, please open this table on a laptop or desktop screen.
- Southern areas lead appreciation at 7-9% projected annually through 2027.
- Central zones offer balanced returns with rental yields 5-6%.
- Northern suburbs safest for long-term holds, 5-7% growth.
- Inland holds value for speculators eyeing spillover development.
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