The 2026 Buyer's Market
80% of Gulf Shores homes sold below asking price in early 2026. Days on market runs 73–99 for SFR, 130+ for condos. Over 4,900 active STR listings and 1,000+ residential listings. This is oversupply, not distress, and oversupply creates leverage.
Property Type Breakdown
| Type | Median Price | DOM | Signal |
|---|---|---|---|
| SFR beachfront | $850K–$1.2M | 80–100 | Stable, limited supply |
| SFR walking distance | $450K–$700K | 73–99 | Buyer's market |
| Gulf-front condo | $500K–$900K | 120+ | Negotiable |
| Inland / bay access | $300K–$500K | 60–80 | More liquid |
Insurance Before Offer
Get hurricane and flood insurance quotes before making any offer. This is the most consistently skipped step in Gulf Shores transactions. Costs have risen materially since 2019.
Due Diligence Checklist
- For condos: request reserve fund study, 12 months of HOA minutes, pending special assessments
- Confirm STR permissibility at building level, not all properties allow short-term rental
- Model fall and winter occupancy realistically. Significant seasonality in this market.
- Target 60+ DOM properties for maximum negotiating leverage
