Property Makler
Advanced analytics for residential real estate investing

Gulfport-Biloxi, MS housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$144	$158	$159	$162	14.3%	9.7%	0.6%	1.9%
Active Listing Count	1,106	1,500	1,787	1,912	51.9%	35.6%	19.1%	7%
Median Days on Market	74	67	82	72	37%	-9.5%	22.4%	-12.2%
Share of listings with price increase	1.3%	1.2%	1.1%	0.9%
Share of listings with price decrease	13.9%	16.7%	18.6%	19.2%

* 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

Geography and constituent cities/towns

Gulfport‑Biloxi, MS MSA consists of 2 coastal counties on the Mississippi Gulf Coast: Harrison County (Gulfport, Biloxi, D'Iberville, Long Beach, Pass Christian, unincorporated areas) and Stone County (Wiggins and rural communities).
Metro population around 420k–430k, with a land area of roughly 2,200–2,300 square miles and an average density near 190 people per square mile.
Key geographic sub‑areas:
- Central Coast Corridor – Gulfport and Biloxi along US‑90 and I‑10, the main employment and housing core.
- West Harrison Coast – Long Beach and Pass Christian; more residential, beachfront, and suburban in character.
- Back‑Bay / D’Iberville – north of Biloxi Bay, growing retail and residential hub with freeway access.
- Inland Harrison – North Gulfport and rural tracts along I‑10 and MS‑605; mix of new subdivisions and lower‑cost housing.
- Stone County / Wiggins – low‑density inland area north of I‑10; more rural, lower prices, and larger lots.

Area	City/town	Population	Density (approx people/sq mi)	Income level	Quality of schools (GreatSchools)	Crime level	Property tax (effective % of home value)	Personal income tax	Comments
Central Coast Corridor	Gulfport	≈75,000	≈1,200	Low‑to‑moderate; median HH income low $50k	Mixed; many schools ≈3–6/10, a few 7/10	Moderate‑high for Mississippi; higher in older urban tracts, lower in new suburbs	≈0.6–0.7%	No local income tax	Largest city; port, casinos nearby, logistics and service jobs; large stock of older, affordable homes.
Central Coast Corridor	Biloxi	≈48,000	≈1,000	Moderate; casino and military payroll support incomes	Varies by zone; many schools ≈4–7/10	Moderate; higher around casino/urban core, lower in north Biloxi	≈0.6–0.7%	No local income tax	Tourism and gaming hub; Keesler AFB stabilizes demand; flood‑risk pockets near waterfront.
Back‑Bay / North Biloxi	D’Iberville	≈14,000	High suburban	Moderate; newer retail and service jobs	Several schools ≈5–7/10	Moderate; generally lower than core Biloxi/Gulfport	≈0.6–0.7%	No local income tax	Retail and dining node at I‑10; strong demand for newer subdivisions and rentals.
West Harrison Coast	Long Beach	≈16,000	Suburban	Moderate; median incomes often slightly above metro median	Above‑average; many schools ≈6–8/10	Lower‑than‑average for metro	≈0.6–0.7%	No local income tax	Family‑oriented; strong owner‑occupancy; coastal flood‑risk influences building forms and insurance costs.
West Harrison Coast	Pass Christian	≈5,000	Low‑moderate	Moderate; mix of retirees and professionals	Generally mid‑range; ≈5–7/10	Relatively low, with pockets of higher property crime seasonally	≈0.6–0.7%	No local income tax	Small coastal town; second‑home and short‑term rental presence; heavily rebuilt after Katrina.
Inland Harrison / North Gulfport	Unincorporated & fringe areas	≈70,000–80,000 combined	Low‑to‑moderate	Lower‑moderate; many working‑class households	Broad range; ≈3–7/10 depending on attendance zone	Moderate; some higher‑crime pockets in older subdivisions	≈0.6–0.7%	No local income tax	Primary source of entry‑level SF homes, manufactured housing, and small rural tracts; active new‑build activity where utilities allow.
Inland / Rural	Wiggins & Stone County	Wiggins ≈5,000; county ≈18,000–20,000	Low	Low‑moderate; lower housing and living costs	Small‑district schools; typically ≈4–7/10	Generally low; rural crime profile	≈0.5–0.6%	No local income tax	Rural and exurban option for buyers seeking land; some commuter flow to coast; more cyclical demand.

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Citizens: income and education

Median household income (MSA):
- Roughly mid‑$50,000s, slightly above Mississippi state median but below U.S. median.
- Gulfport and Biloxi slightly above overall metro median; Stone County below.
Income distribution:
- Large working‑class share in services, retail, hospitality, and logistics.
- Military, healthcare, and casino management produce upper‑middle income pockets, especially near Keesler AFB and medical campuses.
- Coastal neighborhoods and select suburbs (Long Beach, parts of Biloxi/D’Iberville) have higher concentrations of middle‑ and upper‑income households.
Poverty:
- Poverty rates above national average; concentrated in older Gulfport and Biloxi neighborhoods and some rural areas.
Educational attainment:
- Share of adults with at least a bachelor’s degree below U.S. average but close to or slightly better than Mississippi overall.
- Higher educational attainment clusters around:
  - Military‑connected residents and veterans (Keesler AFB).
  - Healthcare workers in regional hospitals and clinics.
  - Education and public‑sector employees.
- Technical and some college/no degree segment is large due to casino, construction, and industrial jobs.

Key economic sectors

Tourism and Gaming
- Casinos, hotels, restaurants, and entertainment in Biloxi/Gulfport are major employers.
- Drives seasonal employment swings and demand for short‑term rentals and workforce housing.
Military and Federal
- Keesler Air Force Base (Biloxi) is a core economic anchor with stable, federally funded payroll.
- Supports consistent rental and purchase demand near Biloxi, D’Iberville, and parts of Gulfport.
Port, Logistics, and Manufacturing
- Port of Gulfport and related warehousing, distribution, and light manufacturing along I‑10 corridor.
- Shipbuilding, marine services, and industrial employers across the broader Coast region support blue‑collar incomes.
Healthcare and Social Services
- Regional hospitals and clinics in Gulfport and Biloxi are among the most stable, higher‑skill employment centers.
Retail and Services
- Big‑box and regional retail clusters (notably in D’Iberville and Gulfport) provide large quantities of mid‑ and lower‑wage jobs.
Construction and Trades
- Ongoing coastal rebuilding, hurricane repairs, and suburban expansion sustain construction trades.

Housing buying market: supply drivers

Zoning and land availability
- Harrison and Stone counties have relatively permissive zoning compared with many coastal metros, especially in inland areas.
- Significant amounts of developable land north of US‑90 and along I‑10 enable new subdivisions and small rural splits.
- Coastal floodplains, wetlands, and hurricane risk zones constrain supply directly on the beachfront and low‑lying bays.
Regulatory and permitting environment
- Mississippi generally features a low‑regulation construction environment, with faster permitting than high‑cost coastal states.
- However, FEMA floodplain rules, building elevation requirements, and wind‑load standards add cost and complexity in coastal zones.
Construction workforce and costs
- Labor costs lower than national average, but:
  - Skilled trades can experience tight supply during post‑storm rebuilding cycles.
  - Competition from large commercial and industrial projects can drive up wages temporarily.
- Material costs track national trends; insurance‑driven specification requirements (e.g., impact windows, roofing) raise costs near the coast.
Insurance and financing constraints
- Wind and flood insurance premiums are a material component of total housing cost in coastal tracts.
- Higher insurance and stricter underwriting in flood‑risk areas suppress some new supply directly on the shoreline.
Developer appetite and product mix
- Most new supply is entry‑level and mid‑price single‑family in inland Harrison County and Stone County.
- Limited multifamily pipeline compared with larger metros, though some new garden‑style complexes are appearing around Gulfport, D’Iberville, and Biloxi.
- Custom and infill building on individual lots continues along the waterfront but at higher price points.

Housing buying market: demand drivers

Population and migration
- MSA population has grown modestly in the past decade, recovering from Katrina and subsequent shocks.
- Net in‑migration is modest but:
  - Some inflow from higher‑cost Gulf Coast metros seeking affordability.
  - Movement from rural inland counties toward coastal employment centers.
Military and federal stability
- Keesler AFB and other federal facilities support steady housing demand and reduce cyclicality near Biloxi and D’Iberville.
- Rotating military personnel and contractors create reliable rental and starter‑home demand.
Tourism and gaming trends
- When tourism and gaming receipts rise, demand increases for:
  - Worker housing close to casinos and hotels.
  - Second homes and short‑term rentals along the beachfront and in Pass Christian/Long Beach.
- Downturns in gaming or regional tourism translate into softer demand for higher‑end coastal condos and vacation properties.
Growing and declining industries
- Growing or relatively strong:
  - Healthcare and social assistance.
  - Logistics and distribution tied to Port of Gulfport and I‑10.
  - Selective industrial and construction trades.
- Vulnerable or cyclical:
  - Hospitality and gaming subject to economic cycles and competition from other casino markets.
  - Some low‑skill retail roles pressured by automation and e‑commerce.
Affordability relative to income
- Home prices remain low compared with national averages, keeping ownership accessible for many local households.
- Moderate income growth limits rapid price escalation, leading to gradual rather than explosive appreciation.
Lifestyle and climate
- Coastal lifestyle, boating, fishing, and beaches attract retirees and second‑home buyers despite hurricane risk.
- Climate risk periodically deters some out‑of‑region buyers, moderating demand surges.

Key challenges on the housing market

Hurricane and flood risk
- Storm surge, high winds, and flooding are structural risks.
- Higher insurance costs and stricter building standards raise carrying costs and development thresholds in vulnerable areas.
Insurance cost inflation
- Rising homeowners, wind, and flood insurance premiums squeeze affordability, particularly for lower‑income households.
- Investors must underwrite insurance volatility carefully on coastal properties.
Income and wage constraints
- Below‑national median incomes cap achievable price points for most new construction.
- Large share of cost‑burdened renters who struggle to transition to ownership, especially when rates are high.
Infrastructure and resilience
- Ongoing need for drainage, seawall, and transportation investments to manage growth and storm impacts.
- Some aging housing stock is energy‑inefficient and vulnerable to storms, requiring capital upgrades.
Vacancy and seasonality
- Coastal second homes and vacation rentals contribute to seasonal occupancy patterns in some sub‑markets.
- Off‑season softness can affect small landlords reliant on short‑term or tourism‑linked demand.
Labor and materials volatility
- Post‑storm reconstruction spikes in demand can delay residential projects and temporarily increase build costs.
- Small local builders can be constrained by access to capital and labor during these cycles.

Investment potential by area/region

Area	Appreciation potential	Risk	Key drivers
Gulfport (citywide, with focus north of US‑90 and near I‑10)	Moderate	Moderate	Diverse employment base (port, services, logistics). Large supply of older homes suitable for value‑add and repositioning. Higher crime and localized blight in some neighborhoods temper upside and require careful micro‑market selection.
Biloxi (especially areas influenced by Keesler AFB and casino corridor)	Moderate‑High	Moderate‑High	Stable federal/military demand plus gaming/tourism‑driven jobs. Strong rental demand from rotating personnel and hospitality workers. Exposure to tourism cycles and higher storm/insurance risk near waterfront.
D’Iberville and North Biloxi	High	Moderate	Retail and commercial expansion at I‑10 interchange; growing suburban appeal. Good regional access and relative elevation compared with direct beachfront. Steady new construction pipeline; competition requires product differentiation.
Long Beach	High (long‑term)	Moderate‑High	Strong school reputation and family‑oriented coastal community. Constrained coastal land supply supports values over time. Hurricane and flood‑risk plus insurance cost volatility are key downside risks.
Pass Christian and select high‑end coastal tracts	Moderate‑High (but cyclical)	High	Appeal to second‑home, retirement, and short‑term rental buyers. Values highly sensitive to hurricane activity, insurance markets, and national vacation‑home cycles. Lower depth of local end‑user demand increases liquidity risk in downturns.
Inland Harrison (North Gulfport, rural fringes)	Moderate	Moderate	Primary affordability outlet for local households priced out of the immediate coast. Active single‑family development with relatively low land costs. Appreciation tied closely to local income growth; limited upside without stronger wage gains.
Stone County / Wiggins	Low‑Moderate	Low‑Moderate	Very low entry prices and stable rural demand. Some commuter and retirement inflow, but overall slow population growth. Limited economic diversification; appreciation relies on spillover from coastal markets.

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Practical investment notes

Best risk‑adjusted long‑term appreciation:
- D’Iberville and North Biloxi (growth plus moderate risk).
- Family‑oriented coastal suburbs like Long Beach (school‑driven demand, limited land).
Income‑focused / value‑add plays:
- Older single‑family and small multifamily in Gulfport and Biloxi, targeting workforce housing and improving properties block‑by‑block.
Higher‑risk, higher‑beta opportunities:
- Waterfront and second‑home segments in Pass Christian and select Biloxi/Gulfport beachfront assets, sensitive to storms and discretionary spending cycles.
Defensive, low‑growth options:
- Stone County and rural inland areas for land and low‑cost homes with modest but steady local demand.