Mississippi Gulf Coast Real Estate Market Report – November 2026

Mississippi Gulf Coast Real Estate Market Report – November 2026

Micah Tinkler · Double Win Realty · Sunday, November 1, 2026

Introduction

Higher mortgage rates are testing the Coast this fall, and yet well-priced homes still sell. This November report covers Gulfport, Biloxi, Ocean Springs, and the surrounding Harrison, Jackson, and Hancock County communities. The region continues to offer affordability, coastal lifestyle appeal, and economic stability from tourism, military presence, aerospace, and maritime work.

The market remains balanced. Inventory sits above last year's level in all three major cities. Rates climbed above 7% this fall after spending the spring and summer in the 6%s. Prices are holding near last year's levels in most pockets. Buyers have more choices and more time. Sellers who price to today's comps still find buyers.

Data reflects October 2026 conditions unless noted. Primary city and county metrics come from FlexMLS residential (property type A), pulled November 1, 2026. October closed-sale counts are an early read. Late-reported closings typically raise them in the following weeks, and September's counts rose noticeably after last month's pull. Public ranges from Redfin, Realtor.com, Zillow, Zumper, Freddie Mac, FRED, and BLS appear where they differ by method or scope. GCAR's Lower-7 monthly index for October was unavailable on the public site at pull time.

Current Market Conditions

The Gulf Coast housing market is in a steady, balanced stretch. Freddie Mac's 30-year fixed rate averaged 7.24% for the week ending October 29, 2026. That is down from 7.32% the week before and is the lowest reading of the month. It remains well above the 6.17% of a year ago. Payment math is front of mind for buyers again. Freddie Mac's survey commentary noted the late-October dip "modestly" boosts purchasing power.

Many owners still hold older low-rate loans, which slows how fast supply grows. Move-in-ready homes priced to recent solds continue to sell. Overpriced listings sit longer, and price reductions are common.

Here's a snapshot of key metrics across major Gulf Coast cities (FlexMLS Oct 2026 primary; public ranges in parentheses where sources diverge):
 

Overall, the Coast remains one of the South's more affordable coastal markets. Gulfport is the entry-level volume lane. Biloxi and Ocean Springs hold stronger price points tied to coastal and lifestyle demand, with month-to-month swings in Biloxi driven by the mix of homes that closed. Harrison County sale-to-list ran 97.1% in October, and sale-to-original-list ran 94.2%. That gap shows many sellers reached a sale after a price adjustment.

Inventory & Supply

FlexMLS months of supply in October sat between 4.5 and 5.8 by city: Gulfport 4.49, Ocean Springs 4.53, Biloxi 5.80. Harrison County ran 4.9. Supply eased slightly from late-summer highs (Biloxi 6.14 in August, Harrison 5.11 in July). It remains well above the roughly 2-month supply common earlier in the cycle.

Active listings are up year over year across the region. Ocean Springs rose 13.2% and Jackson County 14.7%. Gulfport rose 6.3% and Biloxi 4.6%. Harrison and Hancock each rose about 2.5–2.7%. New listings slowed into fall (Harrison County 304 in October vs. 411 in March), which is typical seasonal behavior and helps keep supply in check.

Buyers gain options and negotiating room on listings that sit. Sellers still see competition for desirable, move-in-ready homes priced to recent comps.

Note on inventory counts: FlexMLS city figures are residential-only. Realtor.com active counts run higher because of broader scope. Use FlexMLS for MLS-aligned comparisons and label the source when quoting public portals.

Sales Activity

Volume is softer than last year, with the caution that October counts are still filling in:

• Gulfport: 100 October closings on the first pull, against 142 a year ago. September revised up to 126 sales and a $240,000 median (+0.6% YoY). Year to date through October, Gulfport closed 1,253 sales vs. 1,320 in the same stretch of 2025 (-5.1%).
• Biloxi: 58 October sales, nearly even with 59 a year ago. The October median of $235,000 dropped sharply from September's $289,500. That swing reflects which homes closed more than a broad price change. Biloxi carries the most supply of the three cities.
• Ocean Springs: 45 October sales on the first pull, against 71 a year ago. September revised up to 80 sales (+12.7% YoY). Average days on market rose to about 67 from 47 a year ago, so buyers are taking more time.
• Region: Harrison County closed 2,456 sales from January through October vs. 2,593 a year earlier (-5.3%). Hancock County matched last October at 61 sales.

Days on market in the 55–70 range are common, with Hancock County longer (about 94). Buyers compare more homes and ask for concessions more often than in the tight years. Homes that show well and price to the last 60–90 days of comps still reward realistic sellers.

Rental Market

Rental figures vary by source and product type, so read them as ranges rather than one blended number.

• Zillow Rentals (Gulfport, Oct 29, 2026): average asking rent about $1,599/mo, up $199 YoY, with 268 rentals available.
• Zumper (Gulfport, Oct 2026): median about $1,500/mo, up 5.8% YoY, down about 2% month over month. Houses average about $1,600; apartments about $1,000.
• Zillow Observed Rent Index (Gulfport, Sep 2026): about $1,467/mo, up 2.8% YoY.
• HUD FY2027 Fair Market Rent (Gulfport-Biloxi metro): two-bedroom $1,185, three-bedroom $1,525.
• Realtor.com (Biloxi, Oct 2026): median rent about $1,600/mo on a small sample of 91 rental listings.

For investors, single-family rents continue to edge higher, while apartment-level rents run well below house rents. Underwrite with current insurance, vacancy, and maintenance assumptions, and verify local comps before buying for yield.

Outlook for the Remainder of 2026

Expect prices to hold roughly flat to modestly higher (about 0–3% annualized) across most Coast pockets through year-end, with city-level noise from small monthly samples. Inventory typically eases in November and December as fewer new listings come on, which keeps the market balanced rather than tilting toward buyers. Sales volume may remain below last year while rates sit in the low 7%s.

Seasonal factors: holiday weeks slow showings. Military PCS moves and seasonal residents add some year-end traffic. Buyers who shop in November and December often face less competition. Sellers who stay listed through the holidays may meet the most motivated buyers.

The base case is a steady market. Equity cushions remain strong and lending standards remain firm. Rate buydowns and closing-cost credits remain useful tools, especially if the late-October rate dip continues.

Key Economic Factors

Job growth drivers: Tourism and gaming, Keesler AFB and the broader military footprint, aerospace and NASA Stennis, shipbuilding, and maritime work continue to anchor demand. BLS preliminary data shows Gulfport-Biloxi nonfarm employment at 172,700 in September 2026, up 0.5% YoY. Leisure and hospitality held 33,300 jobs (+2.8% YoY), and professional and business services rose 2.9%.

Labor market: The metro unemployment rate was 3.0% in August (BLS, not seasonally adjusted) and about 3.1% in September (FRED). The labor force shrank by about 4,600 people over the year to August, so the low rate reflects fewer people working or looking as well as fewer unemployed.

Population and migration: Retirees, families, and remote workers still choose the Coast for its relative affordability versus Florida and many peer markets. That supports demand without the overheating seen in some coastal peers.

Affordability: Rates above 7% add roughly $350 a month to the payment on a $400,000 loan compared with late-February levels, per industry coverage of the Freddie Mac survey. Coast price levels still leave room for first-time and move-up buyers relative to national coastal averages.

Risks: Coastal wind and flood insurance premiums remain a material ownership cost. Hurricane season ends November 30, and storm exposure and climate perception may temper demand in the most exposed waterfront segments.

Seller Opportunity Areas

For sellers, late 2026 remains a solid window to use built-up equity, especially after several years of ownership. The market rewards realistic pricing, move-in-ready condition, and strategic marketing. Overpriced homes may linger as inventory sits above last year. Concessions such as closing-cost help or rate buydowns still attract buyers watching their payment.

Biloxi

Military families and tourism-linked demand keep this a prime seller geography when the home is updated and priced to recent solds. FlexMLS months of supply near 5.8 is the highest of the three cities, so pricing discipline matters most here. Monthly medians swing widely ($235,000 in October vs. $289,500 in September), so price to neighborhood-level comps rather than citywide headlines. Waterfront and move-in-ready homes still draw interest.

Gulfport

Gulfport is the most affordable major entry point, with a FlexMLS October median of $227,000 and a revised September median of $240,000. Supply near 4.5 months points to a balanced market. First-time buyers, retirees, and family neighborhoods remain the volume lane. Sellers who clean, stage, and price to the last 60–90 days of comps may move faster than those holding out for summer prices. Concessions help bridge payment gaps at 7%+ rates.

Ocean Springs

Lifestyle and family demand support premiums for character homes near downtown, schools, and updated interiors. FlexMLS medians ran $267,000–$287,000 across September and October, with supply near 4.5 months. Days on market lengthened versus last year, so first impressions and pricing at launch carry extra weight. Front Beach and luxury micro-markets are separate segments, so price those to their own comps.

Emerging Spots (Moss Point, Bay St. Louis, and peers)

Jackson County's October median of $235,500 was up 2.4% YoY, and its average of 58 days on market was the quickest of the three counties. That points to steady demand for value and inland options near industrial jobs, including Moss Point. Hancock County and Bay St. Louis carry a higher median ($252,000) and longer days on market (about 94), so expect a coastal premium and more patience. Realistic pricing and strong presentation remain the play.

Summary / Conclusion

The Mississippi Gulf Coast heads into the final two months of 2026 as a balanced, opportunity-rich market. Inventory sits above last year, prices are holding near last year's levels in most pockets, and rates above 7% reward buyers who stay pre-approved and sellers who price to today's comps. Well-priced homes continue to move.

If you are buying, selling, or investing on the Coast, now is a smart time to review the numbers for your specific neighborhood, since city averages hide street-level differences. Schedule your free, zero-obligation real estate consultation via Zoom at www.doublewinrealty.net/contact.

Micah Tinkler
Double Win Realty · Broker B22347
720 Dicks St, Waveland, MS 39576
601-688-4516 · admin@doublewinrealty.net
www.doublewinrealty.net

Disclaimer: This report is for general information and reflects data available at the time of writing. Figures come from FlexMLS and the public sources named above. They are believed reliable, remain subject to revision, and carry no guarantee. October 2026 MLS counts are preliminary. Market conditions vary by neighborhood and property. This report is no substitute for a property-specific market analysis, appraisal, or legal, tax, or financial advice. Double Win Realty is a licensed Mississippi real estate brokerage.