Orange Beach and Gulf Shores market update: October 2026
Fewer mid-priced homes sold in Gulf Shores and Orange Beach this October than last, while sales over $1 million held steady. The homes that sold went faster, and prices held. Here's what October's MLS numbers show, compared to October 2025, and what they mean if you're buying or selling.
How many homes sold?
From $300,000 to $801,000, 82 homes closed in October, down from 114 a year ago. Over $1 million, sales held up, with 27 this October versus 25 last year.
Did prices go up?
Not really. Prices held steady in both ranges. Homes from $300,000 to $801,000 had a median sale price of $507,500, compared to $505,250 last October. Homes over $1 million had a median of $1,599,000, compared to $1,725,000. That dip is mostly because more of this year's sales landed between $1 million and $1.6 million, not because the same homes sold for less.
Are homes selling faster?
Yes, in both ranges. Homes over $1 million sold in a median of 59 days, two weeks faster than last October's 73. Homes from $300,000 to $801,000 sold in a median of 75 days, about a month faster than last year's 107.
How much are buyers negotiating?
More at the top. Homes from $300,000 to $801,000 sold for 97% of list price on average, the same as last year. Homes over $1 million sold for 94%, up slightly from 93%.
What am I seeing in my own showings?
Here's what I'm seeing myself this fall. Buyers are out looking, and showings are busy, but offers are slower. Buyers are being picky and taking their time. Unless a home just hit the market, most offers come in under asking or ask for concessions. At every price, move-in-ready homes are selling better than ones that need updating. Over $1 million, water access and how updated the home is matter most. And interest rates seem to weigh more on buyers from $300,000 to $600,000 than on buyers over $1 million.
What this means for you
If you're buying, you have room to negotiate, especially over $1 million, where homes are selling for about 6% under list on average. If you're selling, homes that are priced right and move-in ready are selling faster than a year ago. If yours needs work, price for it from the start.
Thinking about buying or selling this winter? Book a call, and I'll tell you what these numbers mean for your home or your search.
Source: Baldwin County Association of REALTORS MLS, closed residential sales in Gulf Shores and Orange Beach from $300,000 to $801,000 and over $1 million, October 2025 and October 2026, pulled November 2, 2026.