Diamondhead, MS Neighborhood Guide: What to Know in 2026

Quick Answer: Diamondhead is a master-planned golf community in Hancock County, Mississippi, sitting right off Exit 16 on I-10. The median sale price was $269,853 in June 2026, up 5.9% from a year earlier, according to Redfin. It's built on unusually high ground for this coast, with elevations that climb past 100 feet. Homeowners get two 18-hole golf courses, four pools, a marina, and tennis through the Diamondhead Property Owners Association. About 9,529 people live here, and Diamondhead became Mississippi's 111th city back in February 2012.

H2: What's it like to live in Diamondhead, MS?

It feels like a quiet resort town that people just never left. Diamondhead started in 1970 as a planned resort and retirement community, built by trucking magnate Malcolm McLean's company on roughly 6,000 acres west of I-10. The Hawaiian theme stuck around. You'll drive down streets with names like Kapalama, Anela, and Hilo, past pines and live oaks on rolling ground. That rolling part matters more than people realize. Most of the Mississippi Gulf Coast is flat, but Diamondhead's elevation runs from sea level to over 100 feet. The city motto is "Where living is easy," and folks here mean it. There's even a small public-use airport in town, 66Y, with a 3,799-foot paved runway.

H2: How much do homes cost in Diamondhead in 2026?

Right around $270,000. Redfin put the June 2026 median sale price at $269,853, a 5.9% jump over the year before. Movoto showed a similar $268,000 median for May 2026. You'll find condos and townhomes well under $200,000, and golf course homes pushing past $400,000. Nothing's flying off the shelf, either. Recent data shows homes sitting somewhere between 76 and 85 days, so buyers have room to negotiate. Property taxes stay reasonable, with a reported median of $1,904 in 2024 for homes carrying a mortgage. Insurance is the number people forget. The elevation helps a lot on flood, and plenty of Diamondhead lots sit in Flood Zone X, but wind coverage still costs real money down here. Get a quote before you fall in love with a house.

H2: What are the Diamondhead POA dues, and what's the covenant issue?

This is the part most buyers don't know about, and it's the first thing you should ask. The Diamondhead Property Owners Association maintains the golf courses, four pools, the marina, the country club, playgrounds, and walking paths. In late 2024, the POA raised dues from $56 to $62 a month. Here's the complication. Diamondhead's covenants were written in phases as the community grew, and they expire on different dates depending on the phase, with some running as late as 2029. A group of owners sued, and a circuit judge ruled the covenants expire on their own terms and the POA can't force dues after that. The judge later reaffirmed it. Both sides said all along the case would need a Mississippi Supreme Court decision to settle for good.

What that means in practice is that dues and amenity access can look different from one street to the next. Before you write an offer, ask which phase the property sits in, when those covenants expire, what dues currently apply, and what amenity access costs if you're not a paying member. Get the answers in writing. This one keeps moving, so confirm the current status with the POA and your closing attorney.

H2: What schools serve Diamondhead, MS?

Diamondhead is part of the Hancock County School District. Most kids attend East Hancock Elementary for K-5, then Hancock Middle School, then Hancock High School over in Kiln. Niche graded the district an A-minus and ranked it 36th in Mississippi, with about 4,011 students across seven schools. East Hancock has roughly 635 students and a 14-to-1 student-teacher ratio. Hancock Middle runs about 912 students at 15-to-1. Private options sit close by too, including Our Lady Academy and St. Stanislaus in Bay St. Louis, plus Holy Trinity and St. Vincent de Paul Catholic elementary schools. Always confirm zoning with the district before you buy, because boundaries can change.

H2: How far is Diamondhead from New Orleans, Gulfport, and the beach?

Close to everything, which is the whole point. Diamondhead sits at Exit 16 on I-10. Bay St. Louis and the water are about 15 minutes away. Gulfport and Slidell are each roughly 20 to 25 minutes. New Orleans is a little over 50 miles, so you're about an hour from the French Quarter on a good day. Biloxi runs about 35 miles east. Stennis Space Center is a short drive northwest, which is a big reason so many engineers and contractors call Diamondhead home.

H2: Who does Diamondhead work best for?

Retirees, snowbirds, remote workers, and families who want amenities without a big-city price tag. If you golf, boat, or just want your neighbors waving at you from a cart, it's hard to beat for the money. It's a weaker fit if you want a walkable beach town with restaurants on every corner, or if you'd rather have nothing to do with an association at all. Bay St. Louis or Pass Christian might suit you better in that case. And if the covenant question makes you uneasy, that's fair. Just get the facts on your specific property before you decide.

H2: By the Numbers

Median sale price, June 2026: $269,853
Year-over-year price change: up 5.9%
Days on market: roughly 76 to 85
City population, 2020 Census: 9,529
Median household income: $91,557
Median property tax with a mortgage, 2024: $1,904
POA dues after the 2024 increase: $62 a month
Golf: 36 holes across the Pine and Cardinal courses

H2: The Bottom Line

Diamondhead gives you high ground, 36 holes of golf, a marina, and I-10 access for right around $270,000. That's a lot of house and a lot of lifestyle for the money on this coast. The one thing you can't skip is the covenant and dues question, since the answer changes depending on which phase your property sits in. Ask before you offer, not after.

H2: Frequently Asked Questions

Is Diamondhead, MS a good place to retire?
For a lot of people, yes. It was built as a retirement community in the 1970s, and it still draws retirees and snowbirds with golf, pools, a marina, and a median home price near $270,000.

Does Diamondhead flood?
Less than most of this coast. Elevations run from sea level to over 100 feet, and plenty of lots sit in Flood Zone X. Risk still varies lot by lot, so check the flood zone and elevation certificate for the specific address.

Do you have to pay POA dues in Diamondhead?
It depends on the property. Covenants were written by phase and expire on different dates, and a court ruled the POA can't force dues once a property's covenants have expired. Confirm the current status for your address before closing.

What school district is Diamondhead in?
Hancock County School District. East Hancock Elementary, Hancock Middle School, and Hancock High School serve most Diamondhead students.

How far is Diamondhead from New Orleans?
A little over 50 miles, or about an hour by car on I-10.

H2: Sources

Redfin (https://www.redfin.com/city/22303/MS/Diamondhead) — June 2026 median sale price, year-over-year change, days on market
Movoto (https://www.movoto.com/diamondhead-ms/market-trends/) — May 2026 median sale price and days on market
City-Data (https://www.city-data.com/city/Diamondhead-Mississippi.html) — Median household income, median property taxes paid
Wikipedia (https://en.wikipedia.org/wiki/Diamondhead,_Mississippi) — 2020 Census population, incorporation date
Diamondhead POA (https://diamondheadms.org/) — Amenities maintained by the association
Sea Coast Echo (https://www.seacoastecho.com/news/judge-reaffirms-ruling-on-diamondhead-poa-dues/article_b39e778e-9e13-11ef-bf1f-33ba955abcbb.html) — POA dues increase and covenant rulings
Niche (https://www.niche.com/k12/search/best-school-districts/t/diamondhead-hancock-ms/) — Hancock County School District ratings and enrollment
City of Diamondhead (https://diamondhead.ms.gov/schools) — Schools serving Diamondhead
SkyVector (https://skyvector.com/airport/66Y/Diamondhead-Airport) — Diamondhead Airport runway length

Randy Richardson | Broker Associate
The 4th Right Team | Century 21 J. Carter & Company
📞 Office: (228) 731-3881 | Cell: (228) 547-9999
📧 realtorrandyrichardson@gmail.com
🌐 www.The4thRightTeam.com

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