Moving to Pass Christian, MS? A 2026 Neighborhood Guide

By Randy Richardson, Broker Associate, The 4th Right Team

Quick Answer: Pass Christian is a small beach town in Harrison County, Mississippi, on Highway 90 between Bay St. Louis and Long Beach. Redfin reported a median sale price of $443,308 in the 39571 zip for the three months ending August 2026, but that number swings hard in a market this small. It has its own school district, which earned an A with 755 points on the state's 2025-26 accountability grades, released in October 2026, good for the top ten in Mississippi. The city counted 5,686 residents in the 2020 Census, though the 39571 zip stretches well north of I-10 into DeLisle. It's the kind of town where the harbor still runs shrimp boats and Scenic Drive still sits under centuries-old live oaks.

What's it like to live in Pass Christian, MS?

Small, old, and unhurried. Locals just call it The Pass. The town has been a resort since before the Civil War, when New Orleans families built summer houses along the water. The Southern Yacht Club started here in 1849, the first yacht club in the South and the second in the country, before it moved to New Orleans in 1857. Scenic Drive runs along the shoreline past historic homes and live oaks, and it's one of the prettiest drives on the Coast.

The harbor is the other half of the town's personality. Shrimp boats still work out of it. There's a Mardi Gras parade, the Blessing of the Fleet, and a downtown you can walk end to end in twenty minutes. What you won't find is a big-box shopping strip inside the city limits. People drive to Gulfport for that, and most of them consider it a fair trade.

How much do homes cost in Pass Christian in 2026?

That depends a lot on the month. Redfin reported a median sale price of $443,308 for the three months ending August 2026, up 26% from a year earlier. Earlier this year, Redfin's figure was closer to $365,000. Last November, it was about $475,000.

Those numbers look contradictory until you see the sales volume. When only a handful of homes close, two waterfront sales can drag the median up a hundred grand. Price per square foot tells a steadier story. It actually slipped about 6% over the past year, to $189. So don't put much weight on any single median here, including the one your neighbor quotes you. Look at the actual comps for the actual street.

Homes take a while to move, though faster than last year. They averaged 56 days on market, down from 77, and sold for about 97% of list price. Redfin rates 39571 as not very competitive, so buyers have room to negotiate. Prices on the water can run into the millions, while homes north of the tracks and out in DeLisle can come in well under the median. It's one of the widest price spreads on this coast. If you're weighing a place on the water, here's how the four kinds of Coast waterfront compare.

How good are Pass Christian schools?

Very good, and it's the main reason a lot of families buy here. Pass Christian has its own school district instead of feeding into the county system. It runs two elementary schools for pre-K through fifth grade, DeLisle Elementary and Pass Christian Elementary, plus Pass Christian Middle, Pass Christian High, and an early childhood center. Three of its schools have earned National Blue Ribbon recognition.

On the Mississippi Department of Education's 2025-26 accountability grades, released in October 2026, the Pass Christian School District earned an A with 755 points, placing it in the top ten of the state's 148 districts. Pass Christian High School earned an A too, with a 94.7% graduation rate. The year before, under the old scale, Pass Christian High ranked among the top five schools in Mississippi. On the 2025-2026 state tests, released in August 2026, Pass Christian ranked in the top ten statewide in science.

This year's grades are the first under the state's tougher standards, so don't compare this year's points to older reports. Grades change every year, so check the current Mississippi Succeeds Report Card before you make a decision based on a letter. For a town this size, a standalone district with this track record is unusual.

What should buyers know about flood zones and insurance in Pass Christian?

More than they usually do. This is a coastal town that took direct hits from Camille in 1969 and Katrina in 2005. Of roughly 8,000 homes in Pass Christian, all but about 500 were damaged or destroyed in Katrina. That history shows up in your insurance quote, not just the history books.

First Street modeling shown on Redfin puts about 71% of properties in 39571 at severe flood risk over the next 30 years. Three things drive your cost here: the flood zone your lot sits in, the elevation of the finished floor, and wind coverage. Properties closer to the water often land in higher-risk zones with steeper premiums, while raised homes with a current elevation certificate can price much better. Homes built or rebuilt after Katrina were generally elevated to newer standards, and that helps. Here's how pre-Katrina homes compare to post-2005 rebuilds.

Harrison County is in Mississippi's coastal Wind Pool area, too. Get an insurance quote and ask for the elevation certificate before you're under contract, not after inspection. On this coast, insurance can move a monthly payment more than a quarter-point rate change will.

Does a 39571 address mean you're actually in Pass Christian?

Not always, and this trips up a lot of out-of-town buyers. The 39571 zip covers a much bigger footprint than the city limits. It stretches north past I-10 and takes in DeLisle and unincorporated parts of Harrison County. The school district office itself sits on Kiln DeLisle Road, well inland from the beach.

That matters for three reasons. City services and city taxes only apply inside the limits. School zoning depends on your specific address, not your zip. And a home ten minutes north of Highway 90 is a completely different property, price, and flood profile than a home on Scenic Drive. Before you compare two listings, confirm which side of the city line each one sits on. Here's how the three bands of the Coast compare.

How far is Pass Christian from Gulfport, Biloxi, and New Orleans?

Close to the Coast, farther from the city. Gulfport is about 20 minutes east on Highway 90 or I-10. Biloxi runs about half an hour. Bay St. Louis is right across the bridge, about 10 minutes. Keesler Air Force Base is about 35 to 40 minutes, depending on traffic. New Orleans is a little over an hour west, and Stennis Space Center is roughly 25 minutes. These are rough off-peak estimates. The Chemours titanium dioxide plant in DeLisle is one of the larger employers nearby.

By the Numbers

Median sale price, 39571: $443,308, three months ending August 2026, up 26% (Redfin)
Median price per square foot: $189, down about 6% (Redfin)
Average days on market: 56, down from 77 (Redfin)
Sale-to-list ratio: about 97% (Redfin)
Properties facing severe flood risk over 30 years: about 71% (First Street, via Redfin)
School district grade, 2025-26: A, 755 points, top ten in Mississippi
City population: 4,613 in 2010, 5,686 in 2020
Homes damaged or destroyed in Katrina: all but about 500 of roughly 8,000
Southern Yacht Club founded: 1849, the first in the South

The Bottom Line

Pass Christian gives you a real beach town, a standalone school district with a strong track record, and history you can walk through, all in a city of fewer than 6,000 people. The trade-offs are insurance costs, high flood exposure, and a thin, choppy sales market where one waterfront closing skews the whole median. Price the insurance early and look at street-level comps instead of citywide averages. Do those two things and The Pass is one of the better buys on this coast. When you're ready to look, start with homes for sale in Pass Christian. If you want to be on the water, narrow it down to Pass Christian Isle.

Keep reading: Long Beach, MS 39560: A 2026 Neighborhood Guide for Buyers and Is Bay St. Louis, MS a Good Place to Buy a Home?

Frequently Asked Questions

Is Pass Christian, MS a good place to live?
For a lot of buyers, yes. It's a small coastal town with its own A-rated school district, a working harbor, a walkable downtown, and easy access to Gulfport and Bay St. Louis. The main trade-offs are limited shopping inside the city and higher coastal insurance costs.

How much does a house cost in Pass Christian, MS?
Prices range widely, from homes north of the tracks and in DeLisle below the median to waterfront homes in the millions. So few homes sell each month that the median swings a lot, so recent comparable sales on the same street are the best guide.

What school district is Pass Christian in?
Pass Christian has its own district, the Pass Christian School District. It runs DeLisle Elementary, Pass Christian Elementary, Pass Christian Middle, Pass Christian High, and an early childhood center. The district earned an A with 755 points on the 2025-26 state grades, in the top ten statewide, and Pass Christian High earned an A. Check the current state report card for the latest grade.

Does Pass Christian flood?
Parts of it can. The town was hit hard by Hurricane Camille in 1969 and Hurricane Katrina in 2005, when all but about 500 of roughly 8,000 homes were damaged or destroyed. Flood risk varies by lot, so check the flood zone and elevation certificate for the specific address and get an insurance quote early.

Is DeLisle part of Pass Christian?
DeLisle shares the 39571 zip code and is served by the Pass Christian School District, but it sits outside the city limits in unincorporated Harrison County. City taxes and city services don't apply there.

Sources

Redfin, 39571 Housing Market (median sale price, price per square foot, days on market, sale-to-list ratio, competitiveness, and First Street flood risk, three months ending August 2026, checked September 2026): https://www.redfin.com/zipcode/39571/housing-market
WXXV, South Mississippi school districts earn high marks under tougher state accountability standards, October 2026 (2025-26 district grades and points): https://www.wxxv25.com/south-mississippi-school-districts-earn-high-marks-under-tougher-state-accountability-standards-for-2025-26-school-year/
WLOX, South Mississippi schools earn top grades under new MDE standards, October 2026 (2025-26 high school grades and graduation rates): https://www.wlox.com/2026/10/15/south-mississippi-schools-earn-top-grades-under-new-mde-standards/
Wikipedia, Pass Christian, Mississippi (population, nickname, Southern Yacht Club, Scenic Drive, Katrina and Camille, harbor, DeLisle, Chemours plant, Blue Ribbon schools): https://en.wikipedia.org/wiki/Pass_Christian,_Mississippi
Wikipedia, Pass Christian School District (schools, grade levels, headquarters, areas served): https://en.wikipedia.org/wiki/Pass_Christian_School_District
WLOX, Long Beach School District ranks number one in the state, September 2025 (Pass Christian High among the top five schools statewide, 2024-2025): https://www.wlox.com/2025/09/25/long-beach-school-district-ranks-number-one-state/
WLOX, South Mississippi school districts rank in top 10 on state test results, August 2026 (2025-2026 science results): https://www.wlox.com/2026/08/21/south-mississippi-school-districts-rank-top-10-state-test-results/
Chemours, DeLisle Facility (DeLisle plant): https://www.chemours.com/en/about-chemours/global-reach/delisle
Mississippi Code Section 83-34-1 (coast area counties for the Windstorm Underwriting Association): https://law.justia.com/codes/mississippi/title-83/chapter-34/section-83-34-1/

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About the Author
Randy Richardson is a Broker Associate and Team Leader of The 4th Right Team at CENTURY 21 J. Carter & Company. He serves buyers and sellers across the Mississippi Gulf Coast.

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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