Gulf Coast Market Update: Buyer's Market Holds for a Second Month
July 2026 | Perdido Key · Pensacola Beach/Navarre · Orange Beach · Gulf Shores
For the second month in a row, every market I track along our stretch of the Gulf Coast is sitting squarely in buyer's market territory. Months of inventory is holding between 8.5 and just over 10 across all four areas, which tells me this isn't a one-month blip — it's a real shift in negotiating leverage back toward buyers.
Below is the current snapshot for each area, pulled straight from MLS and public record data through July 2026.
Perdido Key, FL
| Median Sold Price | $560,000 |
| Median List Price | $599,900 |
| Months of Inventory | 10.38 |
| Sold-to-List Price % | 96.4% |
| Median Days in RPR | 109 |
Inventory jumped over 12% month-over-month and days on market climbed sharply — condos and homes are taking longer to move. Sellers here need to be sharp on pricing; buyers have meaningful room to negotiate.
Pensacola Beach & Navarre, FL
| Median Sold Price | $827,500 |
| Median List Price | $847,000 |
| Months of Inventory | 10.08 |
| Sold-to-List Price % | 96.3% |
| Median Days in RPR | 42 |
Median sold price is up a striking 24% month-over-month, but that's largely a reflection of which properties closed rather than a broad price jump — worth digging into if you're pricing a specific listing here. Days on market at 42 is still the fastest-moving of the four areas.
Orange Beach, AL
| Median Sold Price | $767,500 |
| Median List Price | $745,000 |
| Months of Inventory | 8.56 |
| Sold-to-List Price % | 95.9% |
| Median Days in RPR | 69 |
Orange Beach has the tightest inventory of the four at 8.56 months, and it's actually tightened slightly from June — a sign this market is a touch more resilient than its neighbors even while still favoring buyers overall.
Gulf Shores, AL
| Median Sold Price | $487,898 |
| Median List Price | $531,950 |
| Months of Inventory | 8.92 |
| Sold-to-List Price % | 97.6% |
| Median Days in RPR | 59 |
Gulf Shores holds the highest sold-to-list ratio of the group at 97.6% — well-priced homes here are still closing close to asking, even in a buyer-favorable market. Median sold price was flat month-over-month, a sign of a stabilizing rather than falling market.
What This Means For You
If you're buying: This is the most negotiating leverage buyers have had along this coastline in some time. Longer days on market and rising inventory mean more room to ask for concessions on price, closing costs, or repairs.
If you're selling: Pricing and presentation matter more than they have in years. Overpriced listings are sitting — the data shows days on market climbing in three of the four areas. A sharp, realistic price out of the gate is the difference between a quick close and a stale listing.
Want the numbers for your specific neighborhood?
These four reports cover broad areas — but your subdivision, condo building, or zip code can tell a very different story. Reach out with your address or neighborhood and I'll send a free custom report built just for it.
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Pete King | Perdido Pete FL Lic. SL3060453 | AL Lic. 0081272 (850) 261-3938 | pete@perdidopete.com |
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Data source: Realtors Property Resource® (RPR), Pensacola Association of REALTORS®. Information is not guaranteed. Equal Housing Opportunity.
