So many great choices along the Gulf Coast, where do you start? Here! Let us help you make the right choice by narrowing down the area. Start with the Mississippi Gulf Coast, the best coast. We warn you, our area is a well-kept secret. The communities below are the best places now to live on the entire Gulf Coast.
We have ruled out all of the “other” Gulf Coastal areas for you. They are too crowded and too expensive and they don’t have Cajun, Creole, and Southern charm. The only place to get all of these things on or near a beach is the Mississippi Gulf Coast. Did I mention the 12 casinos?
You should come to the conclusion at the end of this article that the Mississippi Gulf Coast is not located on the East Coast or the West Coast, it’s located on the Best Coast.
The city-by-city approach used here is to acquaint you with some aspects of each area so you can form your own opinion. There are many choices, lots of great places to visit or move to. The map below shows the areal view of the entire Mississippi Gulf Coast. You can zoom in for a better view.
Miles and miles of beaches and even more waterways. Several rivers empty into the Gulf of Mexico. This blog is not a tourist guide so I will mention those islands on the map here. People love to visit them by boat, just a perk of living on the Mississippi Gulf Coast.
At the end of this article, you will find some links to articles that provide more information about topics such as retirement, retiring on the Mississippi Gulf Coast, medical care, and more. There are so many best places to live on the Gulf Coast, it’s difficult to know where to start.
Click on any city name and you are directed to the official City website. Without a doubt, this article does not do justice to the descriptions of the Cities and communities. Reading further on the City website will provide a more complete perspective.
Ocean Springs
Founded in 1699. this community is the oldest on the Coast. Ocean Springs has a population of about 18,000 so it’s a small city. Most of the houses in the city are custom-built, particularly in the older areas. I love the giant and very old live oaks which are a hallmark of the older part of Ocean Springs. Some of the live oaks are several hundred years old.
If you like walking, Ocean Springs is the place for you. The town is very walkable even on the streets. The homes are very attractive. Lush gardens and beautiful magnolia trees hide some interesting houses. A very old city cemetery is surrounded by houses and is just another part of the neighborhood.
People say hello or good morning/evening when you walk by their homes or pass them on the sidewalk or street. You could use the term “quaint” which would not be quite adequate. This and other reasons are why people love to live in Ocean Springs.
The unincorporated area near Ocean Springs
The unincorporated area surrounding the city is larger than the area of Ocean Springs itself. These communities within Jackson County have place names such as St. Martin, and Gulf Hills. They are affordable and in close proximity to activities in Ocean Springs.
Ocean Springs has a small beach with two harbors. A second, more secluded beach is a short distance to the East. A small enclave just outside the city limits permits building on the beach.
The inventory of available homes in Ocean Springs has been very low for some time. People tend to stay. Rather than move, residents are constantly improving their properties. The area inside the city limits is essentially built out. A lot may come up for sale from time to time. If you want to live in Ocean Springs, you need to work with a good real estate agent who can direct you to new listings and then move fast to put in an offer.
Few lots available for building
Other than the occasional teardown and rebuild, there are few lots left to build on. The demand and lack of available supply have pushed home prices up. Housing is more affordable and more available in areas immediately surrounding the city.
Ocean Springs has a vibrant downtown area that visitors love to walk. Residents can drive golf carts within the city limits. If you want a laid-back love style, Ocean Springs is the place for you. FYI, Ocean Springs residents are very active in their community, they tend to know their neighbors and take pride in their community.
I go to Cox’s barbershop where the owner is a town alderman. A great place to catch up on what is going on.
Without a doubt, Ocean Springs is one of the best places now to live on the Gulf Coast.
Biloxi
The City of Biloxi is as old as Ocean Springs. Whereas Ocean Springs is more “small community”, Biloxi is like going downtown. Casinos, an Air Force base, and a seafood industry keep things moving here.
Biloxi has a long with many beautiful custom homes. Some lots are for sale on Beach Blvd directly across from the beach. When I say on the beach, I mean on the Northside of U.S. 90 the highway that threads its way through the Mississippi Gulf Coast
Subdivisions are being built north of I10 within the city limits. There are always remodels going on in the more established neighborhoods. Biloxi is a great place to buy a fixer and remodel it for your use. Some of the houses are well over 100 years old with great bones, some are on the historic register.
There are many great older homes, I mean 70-150 years old which come available for purchase. You can buy one and fix it up. Old Biloxi neighborhoods have great character. The giant old magnolia and live oak trees contribute to the character of the area. Lots are available in the old neighborhoods where a previous hurricane may have damaged the former house.
One of the most unique opportunities is to build a house on an existing lot in an established neighborhood. You will usually get great trees as a bonus on your lot and the streets may be filled in with a canopy of trees. Check out this article about Biloxi one of the best places to live on the Gulf Coast.
Live in a high-rise condo on the beach
If you want to live in a high-rise condo on the beach, you can find one in Biloxi. There are very few high-rise condos on the entire Mississippi Gulf Coast. Biloxi and Gulfport are the only two cities with highrise condos. The City does not promote vacation rentals, I believe in part due to the numerous casino hotels.
Downtown Biloxi has made a major comeback through great civic planning. Empty buildings have become restaurants and entertainment venues. The streets are back to bricks as they were during the last century. You can walk around downtown Biloxi, and enjoy a coffee or a meal.
The city is host to several casinos and perhaps more in the future. The casinos help provide tax revenues that support constantly improving infrastructure. There is always something going on in Biloxi from the Mardi Gras parades to free concerts. New homes will be built on the coast in several locations offering rare opportunities to build or by the beach. Another reason why Biloxi is one of the best places to live on the Gulf Coast.
Don’t pass up the opportunity to visit Deer Island, you can’t miss it as it’s across from Biloxi Beach. This is a primitive island but camping is allowed for up to seven days at no charge, no permits. Read more here.
Gulfport
Gulfport is the largest city on the Mississippi Gulf Coast. This is a working city that includes a large port and Navy base. Manufacturing and businesses are scattered around the part of Gulfport which is South of I10. Two large casinos are located adjacent to the port. The downtown area has restaurants.
South of the railroad tracks you will find vacant lots to build a new home among the many stately homes. Gulfport has some of the best values for vacant lots anywhere on the Mississippi Gulf Coast. For example, you can buy a lot a couple of blocks off the beach for as little as $45,000 (2022). In general, property in Gulfport is lower in cost than in most other coastal cities.
The city extends north above Interstate 10 where you will find new homes and large lots e.g. estate size. You can also buy a house on one of the bayous that connect to Biloxi bay.
There are some mature neighborhoods offering opportunities to buy and remodel. Buy a Victorian and make it your own or a vacation rental. I bought a house in downtown Gulfport, remodeled it, and now it’s official. Opportunities abound in Gulfport. Unlike the bedroom community feel of several Gulf Coast cities, Gulfport is a working city. The port employs a large number of people along with the County government and hospitals.
I believe it is the working-class environment that has made Gulfport the most affordable place on the Mississippi Gulf Coast for people who have to live by or near the water. There are still some good deals to be had in Gulfport.
Investors buy and flip in Gulfport
Investors have been buying and flipping in Gulfport for a while. There are still opportunities in areas between I10 and the railroad tracks. Older houses near downtown have been remodeled into offices for professionals.
If you want to live in a new house, there are several developments North of I10. The median price for new homes is among the lowest in the nation.
Gulfport has been developing its downtown area for some time. There are restaurants, bars, and other venues in remodeled period buildings. You can walk around downtown and visit some of the finest restaurants on the Coast for local foods. One of the best casinos is located next to downtown. It’s two casinos. One on the beach which is smoke-free and another one on the North side of Beach Blvd.
Visit the Mississippi Aquarium in Gulfport and visit the Annual Christmas light show at Jones park on the harbor. Don’t miss Cruzin the Coast in October where classic cars park in downtown Gulfport for viewing. Another reason why Gulfport is one of the best places to live on the Mississippi Gulf Coast.
Long Beach
There are still lots along the beach that you can buy and build a house on. Beach Blvd is full of beautiful homes with beach views. There are some values just off the beach above the railroad tracks.
Long Beach has some large properties and many established developments of single-family homes. New home subdivisions are being created at a brisk pace. The housing market is tight everywhere but there are some great values in Long Beach.
As with all of the communities on the beach, Long Beach has a harbor with restaurants. The small downtown area has shops and restaurants. Long Beach is a nice place to live with reasonably priced homes. If you want more of a bedroom community feel, Long Beach is the place to live.
There are lots of activities in Long Beach including free concerts in the park. You can ride your bike and drive your golf cart in parts of the city. Fish at the harbor or just walk along the beach. Long Beach is home to the University of Southern Mississippi campus located on Beach Blvd. It’s a beautiful campus. If you or a family member attends college, this may be a good place for them to go.
Pass Christian
A pleasant community with some opportunities near the beach to build a home. There are some very nice homes along the beach, if you can’t buy one, you can at least admire them. Pass Christian is partly surrounded by water. The Bay of St. Louis wraps around the West end of the city.
There are some values in Pass Christian and the pockets of the County’s unincorporated areas. New construction as of this writing is limited to custom homes. There are many lots inland from but close to the beach where former homes were destroyed by Katrina.
This is a great community to build a new home. These mature neighborhoods are well cared for with great live oak and magnolia trees. Pass Christian has a harbor with restaurants. You can fish from the harbor or rent a boat. The city is bike-friendly, particularly the miles-long path along the beach.
This is more of what some call a “bedroom” community as there are no large employers. People commute a few minutes to Gulfport or other communities for employment. Pass Christian is one of the best places to live on the Mississippi Gulf Coast.
Bay St. Louis
Another vibrant community is somewhat similar to Ocean Springs. Much of the town was destroyed by Katrina including the harbor. The new harbor along with restaurants along U.S. 90 is busy with locals and tourists. Many homes located in the neighboring streets to the harbor are now vacation rentals. This is a walkable community with shops and restaurants.
Bay St. Louis property is in constant demand from New Orleans area residents who come there for weekend getaways. Bay St Louis is one of the best places to live on the Mississippi Gulf Coast for many reasons. Here are just a few:
The attractive bungalows located on the narrow streets can be good investments as vacation homes. This is one of the most popular destinations along the Mississippi Gulf Coast. You can buy a house and use it as a vacation rental when you are away.
Bay St Louis has been written about as one of the best coastal cities to live in. The City is constantly being mentioned in surveys and articles. People love its small size with that great coastal feel.
New hotels and restaurants are regularly built
The entire city is small so you can walk just about anywhere. New hotels, restaurants, and shops are being built regularly. The new construction is tasteful and enhances the overall small-town feel of Bay St. Louis.
Housing is a bit more costly than in most other Mississippi Gulf Coast cities. Inventory has been low for some time because of the number of people from the New Orleans area that like to call it their second home.
I have always felt that Bay St. Louis was the New Orleans city beach. What makes the city a great place to visit is that you can stay in one of the affordable vacation homes and spend time in New Orleans. Instead of paying the big city prices, why not stay by the bay and drive over?
There are more reasonably priced homes a few blocks inland from the beach. Inventory here is always tight, if you see what you want, make a quick offer. Bay St Louis is one of the best places now to live on the Gulf Coast.
Waveland
A small community located just West of Bay St. Louis and located on the Gulf of Mexico as it wraps around west towards New Orleans. One of the benefits of being near U.S. 90 and living in Waveland is that it is a short drive to New Orleans and its shopping.
There are affordable neighborhoods in this community and on occasion, a home on the beach comes on the market. There are still lots to build on throughout the city. Mature housing areas are full of great trees and manicured lawns and gardens. If found a house for a client. $150,000 which required about $15,000 in improvements. Try to buy this house within walking distance of the beach in Chicago for that price.
Waveland is a popular tourist destination for people who live and work in New Orleans. They own vacation homes that are vacant most of the year but well taken care of. living in Waveland has much to offer with the proximity to the restaurants in Bay St. Louis and shopping in New Orleans.
Fishing is popular here. This is the only city on the Mississippi Gulf Coast that faces partially East. If you want to get some great sunrises over the Gulf, come to Waveland. Walk out on one of the piers and enjoy your morning coffee while pulling in a Redfish.
The Silver Slipper Casino is just a short drive from Waveland, you may be able to use your golf cart (better check). The Silver Slipper like the other 11 casinos on the Gulf Coast has good food and entertainment. If you choose Waveland, you will be choosing one of the best places to live on the Mississippi gulf coast.
Diamondhead
Diamondhead located mostly north of I10 is unique in that much of the community is located in an HOA. This community is one of the newest along the Mississippi Gulf Coast. Most of the community is located north of I10. Building lots exist within the community.
Diamondhead while a city is primarily a master-planned community, unique on the Mississippi Gulf Coast. Stores, banks, and restaurants are all located in one area while the residential areas wrap around the commercial area. There are a variety of home types here including condos.
Diamondhead in design is more like some big city suburb areas. Its location on Interstate 10 is perfect for commuters to New Orleans and its environs.
Most residents work elsewhere. Diamondhead is a quiet community governed in part by the community association and partly by the city government. It’s a small town and residents who live there like it that way. There is no industry or casinos in Diamondhead.
An area along the North shore of the bay of St. Louis has some homes on manmade slips. Lots are still available for the building where you can have a boat house or dock. If you like quiet living in a pleasant environment, Diamondhead is your place along the Mississippi Gulf Coast to live.
D’Iberville
This is the newest community on the Gulf Coast in part because of all of the development in the area. The city boasts one of the largest shopping areas on the coast. Virtually every big box store and chain restaurant is located just off I10.
The Biloxi and Tchoutacabouffa rivers run through the city offering the opportunity to live in a home with a boathouse. The rivers connect to the Gulf of Mexico. There are new housing developments in the City north of I10. Much of the City is located north of I10 where there is land for expansion.
You can live on North Biloxi bay where the City is host to the Scarlett Pearl Casino. Housing is generally more available in D’iberville than in many other Mississippi Gulf Coast communities. Part of the reason is that much of the city lies on the open or forested ground.
Houses in D’iberville have some of the lowest insurance rates because they are further than one mile from the beach and are often built on high ground. The exception is for homes built on rivers and the bay. Homes in D’iberville are newer since the city does not have a mature area due to its age. If you want a good price for a house and don’t need to live by the water, check out D’iberville.
The city just built new police and fire stations. Residents are fortunate that a large amount of sales tax revenue from the many retail outlets and auto dealers helps keep property taxes low. You can buy homes in D’iberville at below the median price of homes on the Mississippi Gulf Coast.
Gautier
A hidden gem, the city is located near the Eastern edge of the Gulf Coast. While the City is located on the Gulf Coast, its beaches are largely inaccessible as they are mostly wetlands. The Eastern boundary is the very large Pascagoula river and estuary.
Beautiful homes are located on the Pascagoula River which is very popular with boaters. There is a large golf community just north of I10 along a part of the river which is among the best places to live. The City is host to several golf courses which are visited by people from all over the country.
Between fishing, golfing, and boating, this is a good place to live. Housing is affordable in most areas and has great value in others. Investors buy and rent property to the many shipyards and refinery workers. I sold a house to a family from New York who asked if there was something wrong with the price. They paid well under $300,000 for their large home on a large lot.
Good schools and good local restaurants make Gautier one of the best places now to live on the Gulf Coast. Many of the founding family still live in the City. Guess what their name is? (hint: Gautier). Try Hucks restaurants on the river for great food. You can even feed the alligator.
Gautier is close to Mobile if you need to visit a bigger city. Lots of things to do in Mobile then again there are lots of things to do on the Mississippi Gulf Coast as well.
Moss Point
Moss Point is home to many who work at the refineries, ports, and shipyards in the area. This is perhaps the most affordable community along the entire coast. The Pascagoula River and its tributaries wrap around this community. If you want to live on the water, there are many homes located on one of the river fingers.
This is not a typical tourist community. There are many great things about Moss Point perhaps its best point is its very affordable housing. Investors can make money buying rental property in Moss Point.
You can buy a house on the river in Moss Point for much less than most other communities on the Mississippi Gulf Coast. If you work in Pascagoula, this is a good place to live with a fairly short commute. Nothing like those massive commutes in the larger metros.
The area north of I10 offers opportunities to buy estate-sized homes on large lots. If you want to live in the country, you can probably find what you are looking for here.
The City of Mobile and all of its shopping and entertainment venues are a very short distance away.
Pascagoula
Pascagoula is a working town. A significant source of income to the Gulf Coast, businesses in Pascagoula hire many workers. Housing prices reflect the prices that these workers can pay which means they are affordable.
There are some mature areas on or close to the beach with fine houses. This is not a tourist community. Investors find the city a great place to buy residential rental houses due to the large demand.
Fixers and flippers find Pascagoula a great place to obtain bargains. If you are on a tight budget, you can probably find a home here at a price equal to or lower than in any other community along the Gulf Coast. U.S. 90 and I 10 provide quick access to the other Gulf communities.
Homes that face the gulf coast come on the market on occasion. The small area on the beach is a nice place to live, there are some stately homes there and reasonable prices.
Pascagoula is not far from Mobile with its shopping and services.
North of I10
There are many rural and semi-rural communities north of I10 in all three coastal counties. These areas have their character. Farming and ranching are the primary activities in these areas. There are large lots e.g. over 1 acre to build homes in a secluded setting.
You can go from a secluded rural setting among ranches to the beach in 20 minutes. These unincorporated areas offer opportunities for those who just want to get away. Zoning in most cases permits animals. Why not raise cattle?
Other Stuff
Schools – Some of the best in the State and the nation. When you select a city, research the schools that service that city. Don’t forget the many private schools.
Hospitals – We have several and they are highly rated. Many doctors and clinics also.
My favorite areas – Extremely difficult to pin down. Frankly, each community has its character and I love being in all of them. I am leaning strongly toward Gulfport for future growth. Property on the beach for development, jobs, good government, lots of expansion, and good infrastructure. And, some of the lowest prices for housing on the Gulf Coast.
I plan to do an in-depth article for each city along with photos and stats. Check back.
What’s Next
Check out this link if you want more information about the Mississippi Gulf Coast. “Why I decided to move to Ocean Springs, Mississippi” and “Why you need to retire on the Mississippi Gulf Coast“.
Retire by the beach on Social Security in 2022 is a good article if you are thinking of retiring on Social Security. If you are a military retiree you will want to read this article: The Best Coast for Military Retirees and Veterans
If you are tempted to rent vs buy, read this article, it may change your mind. Click here.
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Should you wish to look at a property along the Mississippi Gulf Coast, click here to visit Logan-Anderson, Gulf Coastal Realtors’ website, and take a look around
Planning to visit the Mississippi Gulf Coast
You will need a place to stay during your visit. We recommend you stay at a ChristiesGulfBeachRentals.com vacation rental property. Christies manages vacation houses, condos and townhomes all along the Coast. The Lighthouse Sands Serenity is just one of the great properties. This house built around 1900 is located on the beach in Biloxi near the lighthouse. It has great character including 4 bedrooms.
