Why I Decided to Retire in Ocean Springs, Mississippi

My wife and I were watching a show on TV that highlighted living on the Gulf Coast, that’s what started the idea of potentially retiring in the South.  At the time, we lived in Southern California, not on the beach or even near it.  We have always liked the idea of living near water. 

[Podcast at bottom of this page]

We once owned a new apartment in Spain on the Costa Brava.  The veranda overlooked a bay and the Mediterranean.  Circumstances changed for us and we were no longer able to take long vacations at our apartment so we sold it.

We bought a home on an artificial lake which we liked and even bought a small electric boat.  It was nice but it was not a beach, river, or real lake.

Back to the program about living on the coast.  The program was about buying a home in the Florida Panhandle on the Gulf Coast. It was intriguing and we have always been the type of couple that would just take off and check it out.  So we packed up the motor home and drove from California to an RV park not far from Destin.

We looked at homes in the area and found that there were few actually on the beach or near the beach that we liked.  We started working our way West from there and with the help of a couple of real estate professionals looked at homes all the way west to Mobile and the Alabama beaches.  The area was nice but it seemed to be a bit touristy and we could not find a home we liked.

Using our iPad, we found a home listed in Ocean Springs, MS that was about two hours from where we were camped.  Since we had our pick-up truck with us, we drove home to take a look around.  The ad indicated “waterfront”.  We arrived at the home and could not see any water.  I called the listing agent and was told that behind all of those trees, there was a river (or bayou as they call it in the area).  So I used Google Earth and found she was correct.  Not only was there a substantial river (Bayou) behind the home but it flowed into a bay and then into the Gulf of Mexico.

It was our experience that new home builders do not discount prices

We liked the house, it was about what we expected, upgraded flooring, countertops, ceilings and fans, and the works.  The price was posted so it was not a surprise.  The house did not come with a boathouse or a pier (walkway to get to the boathouse).  So, we started talking about price.  This was a new home and generally, it has been our experience that new home builders do not negotiate on price.  Not true here at that time. 

In the end, we were able to have the price of the home reduced by 15%.  We turned around and gave it back if they would build a pier (300′ long).  They agreed and we decided to look around the community that we had just decided to live in.

Many years ago I  had been in Biloxi at a casino for an event.  I was pleased to find that Biloxi was just a few miles from my home and that there were not many casinos.  Great more options.  We drove around Ocean Springs for the first time and loved the place.  The beach was not full of high rises, there was little traffic and there were many small local restaurants.  The bay was beautiful.  We drove from Ocean Springs across the bay bridge into Biloxi and along the coast highway.  There were miles and miles of white sand beaches without the crowds we would experience in much of Southern California.

It seemed that everyone had a boat

We talked with people in restaurants about the area, all of the people we talked to were locals.  They were friendly and offered suggestions for other restaurants and things to do.  While I have not fished in decades, we learned that that is part of the culture in the area.  It seemed that everyone had a boat and if someone did not have one, their neighbor or relative did.  The entire area seems tied to the water.

One of the favorite things that some residents do is drive their boat offshore to one of the islands about twenty minutes away.  The water near the island beach is shallow so they run the boats up on the sand.  They set up their 10x10s and party day and night on summer weekends and holidays.  The water on the land side is very calm, walk across the small island and you get to breakers and deep blue water.

We went back a few months later for a visit just before Ash Wednesday.  To our surprise, Ocean Springs’ annual Marti Gras parade was scheduled for that night.  It was fun to watch the revelers both on the ground and on the floats.  It seemed that even local law enforcement joined in the fun with their float.  Wow, what a difference from California.

The food.  How can I start discussing the food without leaving something out?  If you like fresh seafood and what I mean by fresh is caught that day or the day before, not defrosted and cooked at that time, you will love the Ocean Springs area.  All along the Louisiana, Mississippi, and Alabama Gulf Coast, there are many harbors with commercial fishing fleets. 

You see shrimp boats everywhere along the coast.  These fleets bring in fresh fish every day of the year.  Some parts of the year they fish closer to home and at other times they go further out.

Any fish we have eaten was caught locally

As far as I can tell, any fish we have eaten at a local restaurant (except for fish that are not local to the area) are served fresh, just off the boat as the saying goes.  The Gulf shrimp served in the area and available in bulk at grocery stores and specialty shops are just terrific.  They have a flavor that is in my opinion incomparable to the imported farm-raised shrimp sold all over the country.

Crawfish are a specialty locally raised and served fresh daily.  There are places you go to buy seasoned boiled or live Crawfish by the pound.  Rouses, a local grocery chain that sells local specialties as well as everything else offers Crawfish by the pound based on market prices which fluctuate based on the quantity being harvested.

Now marry Crawfish, corn on the cob, and small potatoes cooked in a pot with spices with your favorite beverage, friends, and neighbors and you have a “Crawfish Boil”.  Sometimes they call it a Shrimp Boil substituting Crawfish for Shrimp or perhaps both.  The point is that not only is the food great but the company makes all the difference.  These “Boils” are part of the culture of the Coast

Why go to the South without trying fried chicken

Of course, why go to the South without trying fried chicken, okra, green tomatoes, shrimp, crawfish, crab, and well, everything else that can be fried?  While fried food is a staple of the area, it is by no means what people eat every day.  Well, some may but most enjoy their local food cooked in a variety of ways.

Something else we found about the area.  Keesler Air Force Base and the Navy Construction Battalion are located in nearby Biloxi and Gulfport.  What these bases bring to the area is the diversity of experience.  Many former and current Air Force and Navy members have been stationed around our country and in other countries as well.  Some have married citizens of other countries and what that means for this area is that there is demand for a variety of goods and services that are not common to the area.  For example, there is a lively Sushi culture here.  There are numerous Sushi and Asian restaurants that use local seafood when appropriate thereby integrating themselves into the local culture.

There are many ethnic restaurants representing numerous foreign cultures.

Many ethnic restaurants represent numerous foreign cultures.  Something that I was pleased to see coming from the polyglot Southern California area. While frankly, Mexican food has a way to go before it meets the Southwest standards, the margaritas are acceptable.  There are Middle Eastern, Indian, Italian, Cajun, Southern Fried, Japanese/Korean Sushi, Thai, Vietnamese, Lebanese, and of course Mexican and some others.

Shopping is similar to any other community with a worldview.  All of the typical big box stores are there on the interstate.  Shopping at local boutiques, markets and stores is popular in the area, something that I have been somewhat unfamiliar with within Southern California.  There is a large covered mall with the typical big stores and other mall stores.  Gulfport just down the road has an outlet mall on the interstate.  If you want to buy a luxury foreign car, you can find dealerships for just about everything in the area.

About medical care: Please read this blog article about the great medical care available on the Mississippi Gulf Coast.

Numerous casinos provide entertainment

There are as I mentioned above several casinos in the area.  Most of them are owned by the companies that own their counterparts in Las Vegas.  In fact, after going to Indian-owned casinos in California, it was nice to see that the local Casinos on the Golf Coast do not have the restrictions that are imposed on the Indian casinos.  Free drinks are served, you can spin the Roulette wheel and the number it stops on is the real number used.  Since the casinos on the Gulf are mostly owned by larger casino corporations, it seems to me that their progressive bonuses are larger.

If you are not a gambler, you can still eat at the casinos.  We have selected a few that we frequent for their buffets.  They are low-cost and loaded with local specialties along with the typical roast beef and mashed potatoes.  If you belong to their club, you will periodically receive two-for-one buffet offers.  One offers seniors 1/2 off two days a week which amounts to about $7.00 per person and the food is local and good.

When Hurricane Katrina hit, several casinos paid full salaries for a full year

At this point, I need to pass along a story from a friend.  When Hurricane Katrina hit several years ago, it wiped out a local casino.  The owners decided to pay their employees their regular paychecks until the casino was back in business.  One year later my friend’s wife was called to return to work.  Perhaps this kind of thing occurs elsewhere but I am unaware of a similar situation where I came from.  It just added charm to the experience.

I could go on and on about the great things we have found about the Ocean Springs area and yet we still have things to discover.  I will cover this area in more detail in subsequent articles.  Before I leave you, there is one more area that we just love about Ocean Springs compared to living in Southern California.  The cost of things.

Gasoline is more than one dollar higher in California

Gasoline is more than $1 less than gasoline in California, that is for starters.  Food is generally less expensive although I have not priced a gallon of milk in both places I can tell you that at Mikey’s on the Bayou just down the street, you can buy a dozen oysters for $7.  Now that price varies during the season, we have seen it a $5.  Compare that to a restaurant in California.  By the way, these are fresh, caught in the Gulf.

We pay less than one percent property tax on our home.  To be specific, we pay 7/10%.  Our property tax in California is 1.7% (Mello-Roos area).  Our home in California is six years old.  And at 2,250 sq. ft. on a 7,000 sq. The lot is worth more than we paid for a 3,300 sq. ft. home on two acres with a boathouse.  My property taxes in California for a smaller home are 2/3 more than in Ocean Springs. 

To be fair, full disclosure and stuff, Mississippi offers those over 65 a discount on property taxes. The standard property tax rate is about 1%, a bit less than the best California has to offer.

Another surprise that  I was delighted with was when I bought my new fifth wheel.  Because I traded a motor home worth more than the camper, I was not charged sales tax.  The reason, Mississippi recognized that I had already paid sales tax on the fifth wheel.  Had I bought the fifth wheel in California, I would have paid sales tax the entire sales price at; about 8% not the 5% on vehicles in Mississippi had I paid any at all.

Zero state income tax on retirement income in Mississippi

Frankly, we were completely unaware that Mississippi does not charge state income tax on retirement income (401k, IRA, Pension) for individuals over 55 1/2 when we decided to buy the house.  All we were looking at was the vast reduction in the cost of the home, utilities, and property taxes along with the lower price of fuel.  Those items were enough for us plus being situated on the water. 

We continue to be surprised at the good common sense that Mississippi and  Gulf Coast governments apply to their decisions on taxes and fees.  It’s refreshing.  We look forward to many years of enjoying our time in the area.

You may want to read this article about the benefits of being 65 on the Mississippi Gulf Coast

State income tax in Mississippi is low compared to other states. Sales tax is 7% which is about average. Sales tax on vehicles is 5% and you get credit for trade-ins against sales tax.

We have moved since this article was written

We have since I wrote this article, moved permanently to our home on the Mississippi Gulf Coast, and sold our home in California. It was a great decision. We have attended numerous events, not the least being St. Patrick’s Day and Mardi Gras. This is a fun and engaging area. The costs have come out as I had predicted and the people are still friendly.

The move to the Mississippi Gulf Coast was intended to be to retire. That did not happen. After building several successful companies in the past decades, starting something new here in Ocean Springs seemed the right thing to do.

This blog, for example, I started while I was still employed at the company which I sold. Building on the original blog, I added over the past couple of years several new articles. My passion, however, is real estate investment so I became a Real Estate Broker and co-founded Logan-Anderson, Gulf Coastal Realtors) with a long-time resident and 40-year broker, Marlene Logan, and her son Sean.

Update

Update: I wrote this article a few years ago and while the world changed with that virus thing ( I am so over it), our decision could not have been more timely. While California where we moved from was still locked up, Mississippi took a much better (In my opinion) pragmatic view and permitted people to largely go about their affairs with little or no interference. Leaving the nanny state was a great decision. We experienced virtually no shortages or long lines.

My wife and I were able to get our virus shots well before our friends in California. Another great reason why our decision to leave California is reaffirmed. We continue to meet more great people here including many who have relocated. One key thing I love is that virtually everyone that I have met who has relocated from another state has decided to embrace the culture here rather than bring their old tired one with them. In other words, the Mississippi Gulf Coast has not become another California like so many other places like Austin, Denver, and areas of Florida have become, just microcosms of where they came from.

---

The Houses above are a sample of some homes in Ocean Springs. The ones that are elevated are near water.

---

Update to the update

This is an update to update regarding property values in Ocean Springs. Supply has turned around. From one or two houses available to multiple houses available. When I arrived in Ocean Springs you could purchase a house on the beach in the $450,000-$600,000 range. No more, they are well above one million now. Since my first writing, prices have gone up at a fast pace and few homes were available, now prices are soft and the seller’s market is transitioning to a buyer’s market.

The funny thing, even the prices that I mentioned above are far below what I would pay in California by a factor of 3 or more. Since I have been here, I have become accustomed to the prices so now I think that a home priced at $500,000 is “really high”. I feel the same thing when a gallon of gas goes up to ten cents even though it is well more than $2 per gallon lower than in California.

I sold a house to a couple from New York and they kept asking me what was wrong with the price. Perhaps the neighborhood was bad or the house was full of termites but they could not get over the difference in price between where they were living in NY and the area they decided to move to. It’s been a few months, I need to call them and ask if they ever found out what was wrong with the house :).

It’s that feeling you get

I have been working with a couple who have come to the Mississippi Gulf Coast to locate their retirement home. We looked at properties from Bay St. Louis all the way East to Ocean Springs and several in between. The thing that really made a difference was the atmosphere in Ocean Springs. People drive golf carts and walk the streets and the beaches. While there are great communities throughout the Mississippi Gulf Coast, Ocean Springs is a good place if you like to walk or bike and want amenities just a few steps away.

It’s that feeling that you get when visiting the small towns of the Mississippi Gulf Coast. Most visitors who take it all in, love the area. Ocean Springs and each of the other small towns have their own character. It’s easy to see why people love living here.

Property values on the coast are ideal for investors

Property values on the Mississippi Gulf Coast are ideal for investors, it reminds me of the good old days in California. Of course, it was not enough to find the right property for an investor, I needed to find the right property manager. I decided to help create a new property management company Gulf Coast Property Management. My partners are excellent and the business is growing.

One more suggestion. You may want to visit the area and stay at a vacation rental or short-term property. Contact another of our partners Christie’s Gulf Beach Rentals and stay at one of their properties near the beach.

Please read other articles in this blog about the Mississippi Gulf Coast and retirement. Leave comments about this and other articles, it helps us improve our content. For more information Consider reading this article about Bay St. Louis, another great place to live.

Interested in relocating to the Mississippi Gulf Coast

If you are interested in moving to the Mississippi Gulf Coast, for more information visit my broker site and create your area for viewing properties. Select “property search” then “my account”. Select sign up (free), all we ask for is your name, email address, and phone number. When you sign in to your account, you can search all of the listings in the Multiple Listing Service without advertising. Save those you are interested in and use the contact form if you want more information about a property.

Articles you may be interested in

Please read this article Why you need to retire on the Mississippi Gulf Coast.

You are not done yet. Check out 22 Things to Do on the Mississippi Gulf Coast. Try this one about food: https://gulfcoastalrealtors.com/capones-restaurant-scratch-cooking-great-food-try-it-now/

Sign up below to receive notifications of new articles. We will not sell your contact information

PODCAST