The Village at Tradition: What Buyers Should Know About Biloxi's Master-Planned Neighborhood

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

Quick Answer: The Village at Tradition is the main residential neighborhood inside Tradition, a master-planned community on Highway 67 in central Harrison County with a Biloxi mailing address. The developer describes Tradition as about 4,900 acres, planned for more than 15,000 homes and 35,000 residents at full build-out. The Village is built around front porches, sidewalks and a spring-fed lake, with William Carey University's Tradition campus nearby. It sits north of I-10, so it trades the beach for space, newer homes and lower flood exposure than much of the Coast. About 43% of properties in the 39532 zip face severe flood risk over 30 years, compared with about 68% in Ocean Springs and Gautier.

What is The Village at Tradition?

It's the walkable, small-town-style neighborhood at the heart of Tradition, a large planned community north of Biloxi and Gulfport.

Tradition sits where Highway 67 meets Tradition Parkway, also called Highway 605. Highway 67 runs about 20 miles from the I-10 interchange in D'Iberville up to Highway 49 north of Saucier, and Tradition is right along it. The community borders the De Soto National Forest.

The Village itself is the part people picture when they hear the name. Homes have a classic Southern look, with front porches close to sidewalks. It's meant for neighbors who actually wave at each other. The lake and the community's main amenity hub are a short walk away.

If you want to see what's available right now, here are the current homes for sale in The Village at Tradition.

What's it like to live in Tradition?

Quieter and greener than most of the Coast, with more planned amenities than a typical subdivision.

The developer lists neighborhood parks, a lake, walking trails, and community fitness and pool facilities. Housing runs from cottages to larger estate-style homes, along with townhomes, apartments and retirement living in other parts of Tradition. The Village is one of several neighborhoods, alongside Desoto Trails and The Townhomes at Tradition.

Education is part of the plan too. William Carey University's Tradition campus sits on 30 acres here, with its School of Pharmacy in Sanderson Hall. The university moved its Coast campus inland to Tradition after Katrina destroyed its Gulfport campus in 2005. The developer also lists Mississippi Gulf Coast Community College and St. Patrick Catholic High School as part of the community.

Know what you're trading. There's no beach, no historic downtown and no walk to a restaurant row. You'll drive south for most shopping and dining. For a lot of buyers, that's exactly the point.

How far is Tradition from Keesler, Biloxi and Gulfport?

It's inland, so plan on a drive to the water and the bases, but the highway access is direct.

Highway 67 takes you straight down to I-10 and I-110, which runs south across the bay into Biloxi. That's the route most residents use to reach Keesler and the casinos. Gulfport, NCBC and the airport are reachable by I-10 to the west. New Orleans and Mobile are each about an hour away.

Drive your actual route at the time you'd be commuting before you buy. A few minutes on a map can feel different at 6:30 in the morning.

Is flood risk lower in Tradition?

Generally, yes. That's one of the biggest reasons people choose it.

Tradition sits north of I-10, away from storm surge. First Street data on Redfin puts about 43% of properties in the 39532 zip at severe flood risk over the next 30 years. That's well below the roughly 68% in the Ocean Springs and Gautier zips. The 39532 zip also covers areas outside Tradition, so it's a rough guide, not a house-by-house answer.

Lower risk isn't no risk. Low spots, creeks and drainage still matter. Ask for the elevation certificate if there is one. Then quote the address before you write an offer. Newer construction often helps on the homeowners side too.

What should buyers check before buying in The Village at Tradition?

Three things: the association, the address details, and the right comparable sales.

First, read the association documents. A planned community with parks, a lake and shared facilities usually has an association that funds them. Get the dues, what they cover, any rules on exterior changes, and whether any special assessments are on the books.

Second, confirm the details tied to the exact address. That includes which school each child would attend, who provides water and sewer, and whether the property sits inside Biloxi city limits or in unincorporated Harrison County. Those answers can change your taxes and services. If you plan to live here full-time, file for the homestead exemption.

Third, price it off Tradition sales, not the whole zip code. Tradition homes are newer and built to a specific style, so comparing them with older homes in nearby Woolmarket can mislead you in either direction. Sales here can be few in a given month, so one sale can swing a monthly median. Price off comparable square footage and lot size inside the community.

By the Numbers

Tradition's size, per the developer: about 4,900 acres
Planned at full build-out: 15,000+ homes and 35,000 residents
Highway 67 length, D'Iberville to north of Saucier: about 20 miles
William Carey University Tradition campus: 30 acres
Year WCU moved its Coast campus inland to Tradition: after Katrina in 2005, with Phase 1 opening in 2009
Properties at severe flood risk over 30 years, 39532 zip: about 43% (First Street, via Redfin)
Same measure, Ocean Springs and Gautier zips: about 68%
New Orleans and Mobile: about an hour each

The Bottom Line

The Village at Tradition is for buyers who want a newer home, a front porch and a neighborhood with a plan, and who are happy to drive south for the beach. It offers lower flood exposure than most of the Coast and amenities most subdivisions don't have. Read the association documents, confirm the address details and price it off Tradition sales. Do that, and it's one of the most livable options north of I-10.

Our buyer's guide walks through the steps. If you're also weighing a brand-new build, compare new construction and resale before you decide.

Frequently Asked Questions

Where is The Village at Tradition?
It's inside Tradition, a master-planned community on Highway 67 at Tradition Parkway in central Harrison County, north of I-10. Homes there use a Biloxi mailing address.

How big is Tradition, Mississippi?
The developer describes it as about 4,900 acres, planned for more than 15,000 homes and 35,000 residents at full build-out.

Is there a college in Tradition?
Yes. William Carey University's Tradition campus sits on 30 acres in the community and houses its School of Pharmacy.

Does Tradition flood?
Flood risk is lower than much of the Coast because it's inland, north of I-10. First Street data shows about 43% of properties in the 39532 zip at severe flood risk over 30 years, versus about 68% in Ocean Springs and Gautier. Check each address.

Is there an HOA in The Village at Tradition?
Planned communities with shared amenities usually have an association. Ask for the documents, the dues and what they cover before you make an offer.

Sources

Tradition, About (acreage, planned homes and residents, amenities, education): https://traditionms.com/about/
Tradition, The Village at Tradition (neighborhood design, lake, amenity hub): https://traditionms.com/neighborhoods/the-village-at-tradition/
Tradition, Location (Highway 67 and 605, nearby bases, travel times to New Orleans and Mobile): https://traditionms.com/about/location/
William Carey University, WCU-Tradition poised for expansion, February 2024 (30-acre campus, School of Pharmacy, post-Katrina move): https://www.wmcarey.edu/news/2024/02/wcu-tradition-poised-for-expansion
Wikipedia, Mississippi Highway 67 (route and length): https://en.wikipedia.org/wiki/Mississippi_Highway_67
Redfin, 39532 Housing Market (First Street flood risk): https://www.redfin.com/zipcode/39532/housing-market
Redfin, 39564 and 39553 Housing Markets (First Street flood risk): https://www.redfin.com/zipcode/39553/housing-market

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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 works with buyers and sellers across the Mississippi Gulf Coast, from the beachfront to the planned communities north of I-10.

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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