Mississippi Gulf Coast Homeowners: What to Know Fall 2026

Quick Answer: Home values on the Mississippi Gulf Coast are holding mostly steady this fall. Biloxi's median sale price sits near $275,000, and Gulfport's is closer to $230,000. The bigger story is insurance. Coastal wind and hail rates rose an average of 17.2% this year after the state's home-hardening grant program shut down. Homes are also sitting on the market longer than they did a year ago, which gives buyers more room to negotiate.

Are Gulf Coast Home Values Still Holding Up?
Yes, mostly. Values across the coast are flat to slightly up compared to last year, not falling off a cliff. Biloxi's average home value sits around $226,754, up about 0.6% over the past year. Gulfport's average is close to $206,371, up 0.7%. Redfin puts Biloxi's median sale price at $274,900, roughly even with last October. Statewide, home prices climbed 4.1% year over year through May, so the coast is growing slower than the rest of Mississippi right now. That's normal for a market that's cooling off a little after a few hot years. If you bought before 2023, you likely still have real equity sitting in your home.

Why Did Homeowners Insurance Go Up Again This Year?
Because the state lost its main tool for lowering coastal rates. Mississippi Windstorm Underwriting Association policyholders saw an average rate increase of 17.2% this year for wind and hail coverage. On top of that, the Strengthen Mississippi Homes grant program, which paid homeowners up to $15,000 to harden their roofs and windows, was shut down in July 2025 after the legislature pulled its funding. Combined wind, flood, and standard homeowners coverage can now run past $12,000 a year for some coastal properties. There's a new mitigation trust fund proposal on the table that could offer up to $10,000 for retrofits and cut premiums by 15% to 30% for homes that qualify. Nothing's finalized yet, so it's worth watching if you're planning any roof work.

Is This a Good Time to Sell Your Gulf Coast Home?
It depends on your neighborhood, but conditions favor buyers more than they have in a few years. Gulfport homes are averaging 65 days on the market with about 2.2 months of supply. Biloxi is slower, with homes taking anywhere from 46 to 90 days to sell depending on the source and time of year. That's a shift from the fast, multiple-offer market of 2021 and 2022. If your home is priced right and shows well, it will still sell. But you can't expect it to fly off the market in a week anymore. Pricing it correctly from day one matters more than ever.

What Should You Do Before Hurricane Season Wraps Up?
Hurricane season officially runs through the end of November, so there's still time to get ahead of it. Walk your roof, gutters, and flashing now, before a storm forces your hand. If your roof is more than 15 years old, know that most major insurers now require a replacement to keep full replacement cost coverage. Call your agent and ask exactly what your policy covers for wind, and confirm whether you carry separate flood coverage through the NFIP, since standard homeowners policies don't include flood damage. If you're near a flood zone, even one that wasn't official years ago, it's worth double checking. A lot of homes that flooded after Katrina were outside the mapped flood zones at the time.

Are Buyers or Sellers in Control Right Now?
Buyers have the upper hand on the coast right now, more than sellers do. Sale-to-list price ratios have dropped, meaning fewer homes are selling above asking price, and price reductions have become more common. Statewide, the market looks more balanced, with homes selling for about 95.78% of list price and moving in 58 days on average. On the coast specifically, Biloxi and Gulfport are both leaning toward buyer-friendly territory, with longer market times and more room to negotiate on price and repairs. If you're selling, expect to negotiate. If you're buying, you have more room to ask for closing cost help or repairs than you did two years ago.

By the Numbers
Biloxi average home value: $226,754, up 0.6% year over year. Gulfport average home value: $206,371, up 0.7% year over year. Biloxi median sale price: $274,900, roughly flat year over year. Mississippi statewide median sale price: $281,002, up 4.1% year over year. MWUA coastal wind and hail rate increase: 17.2% average this year. Combined coastal insurance costs (home, wind, flood): can exceed $12,000 a year. Statewide days on market: 48 days, up slightly from last year.

The Bottom Line
Your home is likely still worth more than you paid for it, but insurance is eating into that equity faster than it used to. If you're staying put, get ahead of your roof and flood coverage questions now, before storm season winds down. If you're thinking about selling, price it honestly and expect a longer runway than you're used to. Either way, this isn't a market to guess your way through.