Baldwin County Housing Market Update — January 2026

Steady Prices and Strong Resort Activity Start the Year

Baldwin County’s real estate market opened 2026 with stable pricing and increased sales activity, led by continued strength in the coastal resort segment. Year-over-year data shows that buyer demand remains healthy across both resort and traditional residential markets, even as properties spend slightly longer on the market compared to early 2025.

According to the Baldwin REALTORS® Multiple Listing Service (MLS), January trends highlight rising sales volume, steady new listing activity, and notable gains in coastal land values across Orange Beach, Gulf Shores, and Fort Morgan.

Resort Market Shows Rising Sales and Strong Land Prices

(Includes Orange Beach, Fort Morgan, and Gulf Shores south of Canal Road)

The Baldwin County resort market began the year with steady home prices and improved sales activity. The average residential sales price reached $804,096, up slightly from $801,691 in January 2025. However, homes took longer to sell, averaging 131 days on market, compared to 98 days a year ago.

Despite longer marketing times, demand remained solid. 117 properties sold in January 2026 versus 103 last year, pushing total sales volume to $94.1 million, up from $82.6 million. New listings held steady at 324, nearly unchanged year over year.

The most dramatic shift occurred in resort land sales. While the number of parcels sold remained similar (15 vs. 16), total volume jumped to $23.4 million, and the average land price surged to $1.56 million, up from $967,279. Properties also sold significantly faster, averaging just 32 days on market, compared to 179 days last January.

What this suggests: waterfront and near-water land along the coast continues to command premium pricing and strong buyer competition heading into 2026.

Traditional Residential Market Remains Stable

Across Baldwin County’s traditional residential areas, market conditions remained balanced with modest growth. The average home price rose to $422,260, up from $417,109 in January 2025, while days on market increased slightly to 79 days.

Sales activity improved modestly, with 300 homes sold compared to 290 last year. Total sales volume climbed to $126.7 million, up from $121.0 million. New listings increased to 658, reflecting growing inventory entering the market.

Traditional land sales showed steady pricing but slower absorption. 71 parcels sold compared to 83 last year, and average days on market rose sharply to 191 days. The average land price increased slightly to $191,553.

Local Market Highlights by Area

January data shows varied performance across Baldwin County submarkets:

• Central Baldwin: 136 sales | Avg. price $324,671 | Stable pricing (+0.15%)

• Eastern Shore: 132 sales | Avg. price $532,351 | Prices up 5.7%

• Coastal Homes: 62 sales | Avg. price $1,027,785 | Prices up 20.6%

• Coastal Condos: 72 sales | Avg. price $533,335 | Prices down 20.3%

• North Baldwin: 21 sales | Avg. price $383,646 | Prices up 14.6%

The coastal single-family segment posted the strongest price growth, while condo pricing corrected year over year after elevated values in early 2025.

What This Means for Buyers and Sellers

Buyers:

• Inventory is gradually increasing in traditional markets, creating more choices and negotiating room.

• Coastal land and waterfront properties remain highly competitive with premium pricing.

• Longer days on market means more opportunity to negotiate on non-waterfront homes and condos.

Sellers:

• Pricing remains stable countywide, with continued demand in both lifestyle and primary-home markets.

• Coastal single-family homes are seeing strong appreciation and buyer interest.

• Accurate pricing is increasingly important as marketing times lengthen compared to 2025.

Outlook for the 2026 Baldwin County Market

January’s data suggests Baldwin County is entering 2026 with a balanced but active housing market. Resort demand remains a key driver of price growth and sales volume, while traditional markets continue steady expansion supported by population growth and lifestyle migration to the Gulf Coast.

Source: Baldwin REALTORS® Multiple Listing Service (MLS), January 2026 Housing Report.